Agenda packet — Atascadero City Council, June 10, 2025 (part 2 of 2)

City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 3 levy of assessments. Upon conclusion of the public hearing, property owner protest ballots received were opened and tabulated to determine whether majority protest existed (ballots were weighted based on assessment amounts), and by resolution the City Council confirmed the results of the ballot tabulation.

The tabulation of the ballots indicated that majority protest did not exist for the proposed assessments and the assessment range formula presented and described herein; therefore, the City Council approved the Report (as submitted or amended), ordered the formation of the District, and approved the levy and collection of assessments. The assessments for Fiscal Year 2005/2006 were submitted to the San Luis Obispo County Auditor/Controller for inclusion on the property tax roll for each parcel.

Each subsequent fiscal year, a Report shall be prepared and presented to the City Council describing any changes to the improvements, proposed services, the annual budget or assessments for that fiscal year and the City Council may hold a noticed public hearing regarding these matters prior to approving and ordering the proposed levy of assessments. If the proposed assessments for the District exceed the maximum assessment described herein (as approved by the property owners), the new or increased assessment must be confirmed through another property owner protest ballot proceeding before such an assessment may be imposed. It should be noted that an increased assessment to an individual property resulting from changes in development or land use does not constitute an increased assessment. 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 4

3. PLANS AND SPECIFICATIONS

3.1 Benefiting Properties within the District
The territory within the District consists of the lots, parcels and subdivisions of land within the proposed residential subdivision known as the De Anza Estates, Tract 2498, which encompasses an area of land totaling approximately seventy-six acres (75.84 acres).

This subdivision includes twenty-six (26) Single-Family Residential Units and sixty (60) Modified Housing/Senior Housing Units. The subdivision is situated in the northern portion of the City of Atascadero northeast of Highway 101 and is generally located:
 At the North end of El Camino Real;
 North and East of U.S. HWY 101; and,
 South and West of the Salinas River.

3.2 Funding Authorized by the 1982 Act
As generally defined by the Benefit Assessment Act of 1982 and applicable to this District, the City may impose a benefit assessment to finance the maintenance and operation costs of the following services:
 Drainage and Flood Control;
 Streets and Roads.

In addition to imposing a benefit assessment for the annual maintenance and operation of the District improvements, the City may also authorize an assessment or utilize existing assessment revenues to finance the installation, construction or replacement of drainage and flood control facilities as well as the street and road improvements (with some limitations). While such activities are permitted under the 1982 Act, the budget and assessments for this District only provide for normal maintenance and operation of the improvements. Since most major rehabilitation/construction projects result from unforeseen damages, the extent and cost of such projects are not easily predicted and to accumulate funds as part of the normal annual assessments would not be reasonable. If such funding becomes necessary, the City may present a new or increased assessment to the property owners to support the projects.

3.3 Description of Improvements and Services
The purpose of this District is to fund the activities necessary to maintain and service the local streets and the drainage and flood control systems constructed and installed in connection with development of properties within the residential subdivision known as (De Anza Estates), Tract 2498 pursuant to approved development plans and agreements. The improvements may consist of all or a portion of the public streets, drainage and flood control facilities associated with Tract 2498 and the maintenance of these improvements may include but are not limited to the materials, equipment, labor, and incidental expenses deemed necessary to keep these improvements in satisfactory condition. The maintenance of the improvements and related activities shall be funded entirely or partially through the District assessments.

The District improvements and services are generally described as:
 Street maintenance that may include but is not limited to the repair and servicing of street surfaces, curbs, gutters, bridges, driveway approaches, sidewalks, barricades, delineation, signage 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 5 or other facilities within the public street rights-of-way installed in connection with the development of properties in Tract 2498 and that have been dedicated to the City;  Storm drain and flood control maintenance that may include but is not limited to inspection, repair and servicing of drainage basins, inlets, catch basins, manholes, outlets, drywells, pumps, filters and storm drain pipes installed in connection with the development of properties of Tract 2498 as well as any off-site improvements and facilities directly associated with the aforementioned infrastructure that is deemed necessary to service or protect the properties including waste water treatment;
 The appurtenant equipment, materials and service contracts related to the aforementioned improvements and facilities;
 Specifically excluded are those improvements or facilities: located on private property or common areas; that may be provided or maintained by an agency other than the City; that may be provided by another assessment or tax levied by the City; or that may be provided and maintained by a Homeowner’s Association or similar entity.

Detailed maps and descriptions of the location and extent of the specific improvements to be maintained by the District are on file in the Office of Public Works and by reference are made part of this Report. Those portions of the District improvements that may be identified as general benefit or will be funded in whole or in part by other revenue sources as part of the approved development agreements, will not be included as part of the District assessments. The net annual cost to provide and maintain the improvements determined to be of special benefit shall be allocated to each property in proportion to the special benefits received.

3.3.1 STREET MAINTENANCE
The street maintenance program may include, but is not limited to: the repair of potholes, cracks or other failures in the asphalt surface; repair or replacement of curbs, gutters, driveway approaches and sidewalks as required as part of maintaining the streets; repair or installation of street signs, barricades, fencing or other delineation; mechanized sweeping and cleaning of the streets and gutters; slurry sealing, overlays and re-striping of the street surfaces. The specific activities and timing of various street and road maintenance services shall be determined by the City’s Public Works Department as necessary to extend the life of the streets or to improve traffic circulation and safety as available funding permits. Specifically, the street improvements for this District are identified as:
 Approximately 66,000 square feet of asphalt street surface located on the interior streets of the development identified as El Camino Real north of the Upper Bridge Crossing; Ferrocarril Road from the Graves Creek Bridge northeast to the end of Tract 2498; and De Anza Court.  Approximately 5,700 linear feet of curb and gutter along El Camino Real, Ferrocarril Road, and De Anza Court, 26 driveway approaches and various street signs within the District;  Two bridges identified as the Upper Bridge Crossing (located on El Camino Real at the entryway to the tract) and the Graves Creek Bridge (located on Ferrocarril Road located at the entryway to the senior housing development);
 Specifically not included as part of the street maintenance program are the costs associated with major replacements or reconstruction. Although the District assessments will provide funding for regular maintenance and servicing of the improvements that will extend the useful life of the 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 6 street improvements, the assessments are not intended to fund major replacements or reconstruction of the street surfaces or adjacent improvements such as curbs, gutters or driveway approaches. The costs of extensive replacement or reconstruction activities such as grinding and resurfacing of the asphalt; and replacement of curbs, gutters driveway approaches and sidewalks is significantly more than the amount that can reasonably be collected annually under the provisions of the 1982 Act. When such repairs or activities are deemed necessary, the City will consider various financing options including new or increased assessments for property owner approval.

Also not included as part of the street maintenance program are the street improvements within the senior housing development (street improvements southwest of the Graves Creek Bridge). The street improvements and facilities within the senior housing development shall be maintained and funded through a Homeowner’s Association or similar entity.

The Public Works Department shall authorize the operational activities and maintenance of the public street and right-of-way improvements, facilities and services that may include, but are not limited to:
 Regular street sweeping services necessary to control dirt and debris on street surfaces and gutters;
 Annual inspection of street surface and repair of potholes and surface cracks as needed;  Periodic slurry or overly of street surfaces and driveway approaches (typically one or the other once every five years);
 Periodic re-striping of traffic lanes, bike lanes, street parking areas, crosswalks and intersections (typically in conjunction with slurry or overly activities);  Graffiti abatement of public improvements within the street rights-of-way that are maintained by the District including but not limited to sandblasting, repainting and repair of fences, walls, barricades, sidewalks and signage as needed;
 Annual inspection and periodic repair or replacement of decorative street- pavers as needed;  Annual inspection and minor repairs of curbs, gutters, driveway approaches and sidewalks including partial segment replacements as needed to ensure pedestrian and vehicle safety or the integrity of the street;
 Annual inspection and periodic repair or rehabilitation of street signs and traffic control devices;  Annual inspection and repair of barricades, street-fencing, delineation or retaining walls within the street rights-of-way as needed.

A portion of the services described above are not performed on an annual basis but rather on a periodic basis, such as slurry sealing or overlaying the asphalt streets, and the funds necessary for these activities are collected in installments as part of the annual assessments. The monies collected each year for these services will be accumulated in a special fund of the District (Reserve Fund or Capital Improvement Fund).

The monies accumulated for these activities shall be spent when sufficient funds have been accumulated to perform the services deemed necessary by the City (approximately every five years). This process of accumulating funds (installments) shall continue until such time the District is dissolved; or the City determines that such funding procedures require modification. Changes in the process of accumulating funds that would result in an increase to the annual assessment rate must be presented to the property owners for approval prior to imposing such an increase. 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 7

3.3.2 STORM DRAIN AND FLOOD CONTROL MAINTENANCE
The storm drain and flood control system associated with the District may include but is not limited to: drainage basins and bio-filters; channel ways; storm drain inlets, catch basins, manholes, outlets; drywells, pumps, filters and pipes. The storm drain system to be maintained primarily involves on-site facilities (within the District boundaries) but may also include off-site improvements such as water treatment equipment, facilities or services mandated or required by Federal, State or County regulations for water pollution control. The annual assessments for this District are intended to support a storm drain and flood control maintenance program that will adequately regulate and control storm water runoff resulting from the development of properties within the District. This maintenance program may include but is not limited to: inspection and documentation of the system; cleaning, servicing or repair of the facilities and equipment; and the partial replacement or rehabilitation of equipment and facilities. The storm drain and flood control system includes but is not limited to:
 A single drainage basin of approximately 9,000 square feet;  A total of approximately three (3) inlets, catch basins, manholes or outlets located within the single-family residential portion of Tract 2498;
 Approximately 200 linear feet of 24 inch storm drain pipe.

The Public Works Department shall authorize and schedule the operational activities and maintenance of the storm drain and storm water pollution treatment infrastructure, facilities and services that may include, but are not limited to:
 Cleaning of storm drain inlets, catch basins, manholes and pipes as needed;  Stencil maintenance and documentation of facilities as required by Federal, State or County regulations;
 Cleaning and landscape maintenance of the drainage basins, bio-filter areas or channel ways as needed;
 Debris removal and pest control in and around the storm drain facilities as needed;  Minor repairs and maintenance of the storm drain inlets, catch basins and outlets as needed;  Street sweeping services necessary to control debris and water flow for the storm drain system; and,
 The operational costs related to NPDES compliance requirements.

A portion of the services described above are not performed on an annual basis but rather on a periodic basis such as minor repairs to the storm drain inlets, catch basins and outlets, and the funds necessary for these activities are collected in installments as part of the annual assessments. The monies collected each year for these services will be accumulated in a special fund of the District (Reserve Fund or Capital Improvement Fund). The monies accumulated for these activities shall be spent as needed to perform the services deemed necessary by the City. This process of accumulating funds (installments) shall continue until such time the District is dissolved; or the City determines that such funding procedures require modification. Changes in the process of accumulating funds that would result in an increase to the annual assessment rate must be presented to the property owners for approval prior to imposing such an increase.
6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 8

4. ESTIMATE OF COSTS
Zone A Zone B 2025/26
Budget (Senior Housing) (SF-Residential) Assessment

DIRECT COSTS
Streets, Roads & Storm Drain Improvements
Drainage Maintenance Services $0 $3,610 $3,610
Street Sweeping Services 660 990 1,650
Inspection & Operational Services - Roads, Drainage 1,088 1,632 2,720 Traffic Sign Replacement 0 0 0
Street & Bridge Maintenance 6,992 10,488 17,480
Total Annual Direct Costs $8,740 $16,720 $25,460

ADMINISTRATION EXPENSES
City Annual Administration $810 $810 $1,620
Engineer's Report & Services 2,025 2,025 4,050
Public Noticing 60 60 120
Total Administration Costs $2,895 $2,895 $5,790
TOTAL DIRECT & ADMINISTRATION COSTS $11,635 $19,615 $31,250

CAPITAL RESERVE COLLECTIONS/(USES)
Collection for Street Surface Activities $6,445 $9,666 $16,111 Collection for Street Re-striping 34 52 86
Collection for Repair Activities: Curbs, Gutters, Approaches & Sidewalks 116 174 290 Collection for Debris Removal 123 184 307
Collection for Bridges 5,562 8,344 13,906
Collection for Storm Drain Infrastructure 45 66 111
Total Capital Reserve Collections/(Uses) $12,325 $18,486 $30,811

LEVY ADJUSTMENTS
Interest Income - Improvement Fund ($6,232) ($8,607) ($14,839) Interest Income - Operating Reserve Fund (143) (197) (341) Reserve Fund Collection (Use) (4,741) (11,578) (16,319) Total Levy Adjustments ($11,117) ($20,382) ($31,499)
BALANCE TO LEVY $12,843 $17,719 $30,562

DISTRICT STATISTICS
Total Parcels 61 28 89
Parcels Levied 60 26 86
Total EBU (1) 37.50 26 63.50
Proposed Levy per EBU $342.48 $681.50
Maximum Levy per EBU $947.74 $1,171.72

FUND BALANCE INFORMATION
Beginning Operating Reserve Balance $5,700 $7,872 $13,572 Operational Reserve Interest 143 197 341
Surplus Transfer from Improvement Fund 13,188 18,212 31,399 Operational Reserve Collection (Use) (11,117) (20,382) (31,499) Ending Operating Reserve Balance $7,914 $5,899 $13,813
Beginning Improvement Fund Balance $246,340 $340,185 $586,525 Improvement Fund Interest 6,232 8,607 14,839
Surplus Transfer to Operations Fund (13,188) (18,212) (31,399) Improvement Fund Collection/(Use) 12,325 18,486 30,811
Estimated Ending Improvement Fund Balance $251,710 $349,066 $600,776 (1) Levy per EBU rate does not include the County of San Luis Obispo fee of $2.00 per parcel 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 9

5. METHOD OF ASSESSMENT

5.1 General
The 1982 Act permits the establishment of assessment districts by agencies for the purpose of providing for the maintenance, operation and servicing of drainage and flood control improvements as well as streets, roads and appurtenant facilities. The 1982 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The amount of the assessment imposed on any parcel of property shall be related to the benefit to the parcel which will be derived from the provision of the service”.

Furthermore:
“The annual aggregate amount of the assessment shall not exceed the estimated annual cost of providing the service, except that the legislative body may, by resolution, determine that the estimated cost of work authorized … is greater than can be conveniently raised from a single annual assessment and order that the estimated cost shall be raised by an assessment levied and collected in installments…. The revenue derived from the assessment shall not be used to pay the cost of any service other than the service for which the assessment was levied.”
The method of apportionment described in this Report for allocation of special benefit assessments utilizes commonly accepted engineering practices in compliance with the provisions of the 1982 Act and the California Constitution. The formulas used for calculating assessments reflects the composition of parcels within the District and the improvements and services provided, to fairly apportion the costs based on the special benefits to each parcel.

5.2 Benefit Analysis
Each of the proposed improvements and services, and the associated costs and assessments have been carefully reviewed, identified and allocated based on special benefit pursuant to the provisions of the 1982 Act and the California Constitution. The street and storm drain improvements associated with this District were necessary and essential requirements for the orderly development of the properties within the District to their full potential, consistent with the development plans and applicable portions of the City General Plan. As such the ongoing operation, servicing and maintenance of those improvements would otherwise be the direct financial obligation of each individual property owner. Since each parcel to be assessed within the District could not have been developed in the absence of these improvements and facilities, each parcel has a direct investment in the proper maintenance of the improvements that is over and above any general benefits that may be conferred by such improvements and services.

The ongoing maintenance and servicing of the District improvements is an integral part of the appearance, use and preservation of the properties within the District and such services to be funded by annual assessments confer a particular and distinct special benefit to those parcels. The proper maintenance of streets and appurtenant facilities allows individual parcels to be used to their fullest extent by ensuring the safe and 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 10 efficient movement of people and goods to and from the benefiting properties Likewise, the maintenance and servicing of the storm drain system ensures proper water flow and control of excess water during periods of rain, which is essential to preservation and protection of private property. Together the maintenance and servicing of the streets and storm drain system contributes to a specific enhancement of each of the parcels within the District and the absence of adequate maintenance and servicing of the District improvements could eventually have a negative impact on properties within the District.

Although the improvements may include public streets and storm drain facilities that connect to similar facilities outside the District boundaries, it is clear that the construction and installation of these improvements were only necessary for the development of properties within the District. As such, these improvements were not required nor necessarily desired by any properties or developments outside the District boundary and any public access or use of the improvements by others is incidental. Therefore, it has been determined that the ongoing maintenance, servicing and operation of the District improvements provide no measurable general benefit to properties outside the District or to the public at large, but clearly provide distinct and special benefits to properties within the District. Any improvement or portion thereof (particularly off-site storm drain facilities) that may be considered general benefit shall be funded by other revenue sources and not included as part of the special benefit assessments allocated to properties within this District. However, the costs associated with installation or improvement of any off-site facilities that benefit the parcels within this District as well as other properties (shared benefit) may be allocated to the parcels within the District based on their proportional special benefit from such improvements.

5.3 Assessment Methodology
The costs associated with the improvements and services shall be fairly distributed among the parcels based upon the special benefit received by each parcel. Additionally, in compliance with the California Constitution Article XIIID Section 4, each parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred to that parcel. The benefit formula used to determine the assessment obligation is therefore based upon both the improvements that benefit the parcels within the District as well as the proposed land use of each property as compared to other parcels that benefit from those specific improvements.

The method of apportionment established for this District and described herein, reflects the proportional special benefit each property receives from the improvements and services based on the actual or proposed land use of that parcel as compared to other properties within the District based on similarities and differences in parcel land use.

5.3.1 ZONES OF BENEFIT:

While it has been determined that the improvements to be maintained by the District are entirely a special benefit to properties within the District (No measurable general benefit), upon review of the various improvements, the location and need for such improvements and the proposed development of properties within the District it has been determined that the improvements and services that will benefit the singlefamily residential properties are not identical to the improvements and services that will benefit the senior housing development, although they do share in the benefit of some of the improvements. Therefore, it has been determined that two separate zones of benefit are required to appropriately allocate the costs of 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 11 maintaining the improvements and establish proportional special benefit assessments. The properties associated with the senior housing development have been identified and designated as “Zone A”, and the single-family residential properties within Tract 2498 have been identified and designated as “Zone B” based on the improvements associated with those properties. (1) Zone A (Senior Housing Portion of Tract 2489) — It has been determined that these properties benefit and shall proportionately share in the costs associated with maintaining and servicing the Upper Bridge Crossing, El Camino Real and the western portion of Ferrocarril Road leading into these properties. It has also been determined that the construction of the Graves Creek Bridge was only necessary for the development of these properties and therefore the cost to service and maintain this facility shall be entirely allocated to these properties. Conversely, the storm drain improvements that will be maintained by the City within Tract 2498 have been constructed as part of developing the twenty-six single-family residential properties and it has been determined that the senior housing properties do not receive direct and special benefit from those particular improvements. While these properties will not be assessed for the storm drain improvements, it should be noted that some storm drain facilities will be constructed as part of the senior housing development; however these improvements are not included in this District and will be provided and maintained by a Homeowner’s Association or similar entity. (2) Zone B (Single-Family Residential Portion of Tract 2498) — Along with the properties in Zone A, the single-family residential properties within Tract 2498 benefit and shall proportionately share in the costs associated with maintaining and servicing the Upper Bridge Crossing and El Camino Real. In addition, the overall development of these particular properties required the construction and installation of the street improvements on Ferrocarril Road and De Anza Court as well as the entire storm drain system to be maintained by the District. Therefore, the cost of maintaining and servicing these particular improvements shall be budgeted and allocated proportionately to only those properties in Zone B.

Conversely, the construction of the Graves Creek Bridge was only necessary for the development of the senior housing and the properties within Zone B will not share in the cost of maintaining this particular facility.

5.3.2 EQUIVALENT BENEFIT UNITS:

To assess benefits equitably it is necessary to relate each property’s proportional special benefits to the special benefits of the other properties within the District. The method of apportionment established for most districts formed under the 1982 Act utilizes a weighted method of apportionment known as an Equivalent Benefit Unit (EBU) methodology that uses the single-family home site as the basic unit of assessment. A single-family home site equals one Equivalent Benefit Unit (EBU) and the other land uses are converted to a weighted EBU based on an assessment formula that equates the property’s specific development status, type of development (land use), and size of the property, as compared to a single-family home site.

Although the Equivalent Benefit Unit method of apportioning special benefit is most commonly used and applied to districts that have a wide range of land use classifications (residential and non-residential use), this District is comprised of only residential properties and the following apportionment analysis of special benefit addresses only residential land uses. Not all land use types described in the following are necessarily applicable to the development of properties within this District, but are presented for comparison purposes to support the proportional special benefit applied to those land use types within the District. 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 12

5.3.3 EBU APPLICATION BY LAND USE:
(1) Single-family Residential — This land use is defined as a fully subdivided residential home site with or without a structure. This land use is assessed 1.0 EBU per lot or parcel. This is the base value that the other properties are compared and weighted against (i.e. Equivalent Benefit Unit “EBU”). (2) Multi-family Residential — This land use is defined as a fully subdivided residential parcel that has more than one residential unit developed on the property. (This land use typically includes apartments, duplexes, triplex etc., but does not generally include condominiums, town-homes or mobile home parks). Based on average population densities and size of the structure as compared to a typical single-family residential unit, multi-family residential parcels shall be proportionately assessed for the parcel’s total number of residential units utilizing a sliding benefit scale. Although multi-family properties typically receive similar benefits to that of a single-family residential, it would not be reasonable to conclude that on a per unit basis, the benefits are equal. Studies have consistently shown that the average multi-family unit impacts infrastructure approximately 75% as much as a single-family residence (Sample Sources: Institute of Transportation Engineers Informational Report Trip Generation, Fifth Edition; Metcalf and Eddy, Wastewater Engineering Treatment, Disposal, Reuse, Third Edition). These various studies indicate that most public improvements and infrastructure are utilized and impacted at reduced levels by multi-family residential units and a similar reduction in proportional benefit is appropriate. Furthermore, it is also reasonable to conclude that as the density (number of units) increases, the proportional benefit per unit tends to decline because the unit size and people per unit usually decreases.

Based on these considerations and the improvements provided by this District, an appropriate allocation of special benefit for multi-family residential properties as compared to a single- family residential property is best represented by the following special benefit assignment: 0.75 EBU per unit for the first 50 units; 0.50 EBU per unit for units 51 through 100; and 0.25 EBU per unit for the remaining units.
(3) Condominium/Town-home Units — Condominiums and town-homes tend to share attributes of both single-family residential and multi-family residential properties and for this reason are identified as a separate land use classification. Like most single-family residential properties, these properties are not usually considered rental property and generally, the County assigns each unit a separate APN or assessment number. However, condominiums and town-homes often have similarities to multi-family residential properties in that they are generally zoned medium to high density and in some cases may involve multiple units on a single APN. In consideration of these factors, it has been determined that an appropriate allocation of special benefit for condominiums, town-homes and similar residential properties is best represented by an assignment of 0.75 EBU per unit regardless of whether each unit is assigned an individual APN or there are multiple units assigned to an APN. (There is no adjustment for parcels with more than five units). (4) Modified Housing/Senior Housing Units — Modified Housing or Senior Housing is generally defined as residential units that would typically be classified as Condominiums or Town-homes, but have specific deed restrictions that may limit the size or use of all units within the development. This classification is not applicable to individual single-family residential parcels unless all single-family residential parcels within that particular development or subdivision have the same restrictions. 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 13 (For example: One or more single-family units within a subdivision that are deed restricted as “Affordable Housing” or “Senior Housing” does not qualify for this land use classification, unless all the units within that development have the same or similar deed restrictions.) Since this classification generally involves Condominium or Town-home type properties, that are generally assigned 0.75 EBU, it has been determined that an appropriate allocation of special benefit for modified housing units or senior housing units is best represented by an assignment of 0.625 EBU per unit regardless of whether each unit is assigned an individual APN or there are multiple units assigned to a single APN.
(5) Planned-Residential Development — This land use is defined as any property for which a tentative or final tract map has been filed and approved (a specific number of residential lots and units has been identified) and the property is expected to be subdivided within the fiscal year or is part of the overall improvement and development plan for the District. This land use classification often times involves more than a single parcel (e.g. the approved tract map encompasses more than a single APN). Each parcel that is part of the approved tract map shall be assessed proportionately for the proposed or estimated residential type and units to be developed on that parcel as part of the approved tract map. Accordingly, each parcel is assigned an appropriate number of benefit units that reflects the development of that property at build-out. (The EBU assigned to each parcel shall represent the combination of single-family, condominium, multi-family units to be developed). (6) Vacant Residential — This land use is defined as property currently zoned for residential development, but a tentative or final tract map for the property has not yet been approved. Based upon the opinions of professional appraisers who appraise market property values for real estate in California, the land value portion of a property typically ranges from 20 to 30 percent of the total value of a developed residential property (the average is about 25 percent). Although the assessed value of an individual property is not a direct reflection of the property’s special benefit, this general correlation between land value and structure value does provide a reasonable basis for apportioning special benefit for vacant residential properties. Utilizing this twenty-five percent (25%) apportionment and the number of single-family residential units typically developed per acre of land (an average of 4 residential units per acre) an Equivalent Benefit Unit of 1.0 EBU per acre (4 units per acre x 25%) is derived and presents an appropriate apportionment of special benefit for vacant residential properties. Recognizing that the full and timely utilization of vacant property is reduced as the size of the property increases, it has been determined that the maximum EBU assigned to a vacant residential parcel shall not exceed 25.0 EBU (parcels in excess of 25 acres are assigned 25.0 EBU). Parcels less than one acre, shall be assigned a minimum of 1.0 EBU (similar to a vacant lot within a residential tract).
(7) Exempt Parcels — This land use identifies properties that are not assessed and are assigned 0.0 EBU. This land use classification may include but is not limited to:
 Lots or parcels identified as public streets and other roadways (typically not assigned an APN by the County);
 Dedicated public easements including open space areas, utility rights-of- way, greenbelts, parkways, parks or other publicly owned properties that are part of the District improvements or may provide other benefits to private properties within the District.; 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 14  Private properties that cannot be developed independently from an adjacent property, such as common areas, sliver parcels or bifurcated lots or properties with very restrictive development use;
These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment, but shall be reviewed annually by the assessment engineer to confirm the parcels current development status. Government owned properties or public properties are not necessarily exempt properties and shall be subject to special benefit assessment unless it qualifies for an exempt status.
(8) Special Cases — In many districts where multiple land use classifications are involved, there are usually one or more properties for which the standard land use classifications do not accurately identify the special benefits received from the improvements. For example, a parcel may be identified as a Vacant Residential property, however only a small percentage of the parcel’s total acreage can actually be developed. In this case, an appropriate calculation would be based on the net acreage that can be utilized rather than the gross acreage of the parcel.

The following table provides a summary of land use classifications and the Equivalent Benefit Unit calculations previously outlined.

Property Type
Equivalent
Benefit Units Multiplier
Single-family Residential 1.00 Per Unit/Lot/Parcel
Multi-family Residential

0.75 Per Unit for the First 50 Units

0.50 Per Unit for Units 51-100

0.25 Per Unit for all Remaining Units
Condominium/Townhome Units 0.75 Per Unit
Modified Housing/Senior Housing Units 0.625 Per Unit
Planned Residential Development

1.00 Per Planned SF Residential Lot

0.75 Per Planned Condominium

0.75 Per Unit for the First 50 Units

0.50 Per Unit for Units 51-100

0.25 Per Unit for all Remaining Units
Vacant Residential Land 1.00 Per Acre
Exempt Parcels 0.00 Per Parcel
The following formula is used to calculate each parcel’s EBU (proportional benefit).

Parcel Type EBU x Acres or Units = Parcel EBU
The total number of Equivalent Benefit Units (EBU’s) is the sum of the individual EBU's applied to parcels that receive special benefit from the improvements. An assessment amount per EBU (Assessment Rate) for the improvements is established by taking the total cost of the improvements and dividing that amount by the total number of EBU’s of the parcels benefiting from the improvements. This Rate is then applied back to each parcel’s individual EBU to determine the parcel’s proportionate benefit and assessment obligation for the improvements.
6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 15 Total Balance to Levy / Total EBU = Levy per EBU
Levy per EBU x Parcel EBU = Parcel Levy Amount

5.4 Assessment Range Formula
Any new or increased assessment requires certain noticing and meeting requirements by law. Prior to the passage of Proposition 218 (California Constitution Articles XIIIC and XIIID), legislative changes in the Brown Act defined a "new or increased assessment" to exclude certain conditions. These conditions included "any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed." This definition and conditions were later confirmed through Senate Bill 919 (Proposition 218 implementing legislation).

The purpose of establishing an Assessment Range Formula is to provide for reasonable increases and inflationary adjustment to annual assessments without requiring costly noticing and mailing procedures, which could add to the District costs and assessments. As part of the District formation, the notice and assessment ballots presented to the property owners for approval included a maximum assessment amount for Fiscal Year 2005/2006 (initial maximum assessment), identification of the corresponding maximum assessment rate and a summary of the Assessment Range Formula described herein.

The Assessment Range Formula for this District shall be applied to the future assessments and is generally defined:
 If the proposed annual assessment (levy per EBU) for the upcoming fiscal year is less than or equal to the adjusted Maximum Assessment Rate, then the proposed annual assessment is not considered an increased assessment.
 The Maximum Assessment Rate is equal to the (Initial) Maximum Assessment Rate established for Fiscal Year 2005/2006 adjusted annually by the greater of, three percent (3%) or the annual percentage change in the Consumer Price Index (CPI) of “All Urban Consumers” for the San Francisco-Oakland-San Jose Area from February to February. The Maximum Assessment rate was increased by 3.000% for Fiscal Year 2025/26.

Should the Bureau of Labor Statistics revise such index or discontinue the preparation of such index, the City shall use the revised index or comparable system as approved by the City Council for determining fluctuations in the cost of living. In January 2018, BLS introduced a new geographic area sample for the CPI. As part of the change the index for this area was renamed from San Francisco-Oakland-San Jose to San FranciscoOakland-Hayward. The metropolitan area is comprised of Alameda, Contra Costa, Marin, San Francisco, San Mateo Counties in the State of California. This CPI will be used going forward.

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 16 apportionment that increase the proportional special benefit assigned to a particular land use classification would be considered an increased assessment. Conversely, reductions in the proportional special benefit assigned to a land use classifications is permitted. Changes in land use or size of an individual property resulting in an assessment increase, is not considered an increased assessment.

To impose a new or increased assessment other than the annual inflationary adjustment provided by the preceding Assessment Range Formula, the City must comply with the provisions of the California Constitution Article XIIID Section 4c, that requires a public hearing and certain protest procedures including mailed notice of the public hearing and property owner protest balloting. Property owners through the balloting process must approve a proposed new or increased assessment before such an assessment may be imposed.
6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 17

6. ASSESSMENT DIAGRAM
The parcels within the Street and Storm Drain Maintenance District No. 03 (De Anza Estates) consist of the lots, parcels and subdivisions of land located in the residential development known as De Anza Estates, Tract 2498.

The District covers approximately seventy-six acres (75.84 acres) in the northern portion of the City of Atascadero.

The following map is based on the District Diagram, the San Luis Obispo County Assessor’s Maps and the San Luis Obispo County Assessor’s information and identifies the parcels of land within the proposed District, as the same existed at the time the District was formed. The combination of the District Diagram on file with the City Clerk and the Assessment Roll contained in this Report constitute the District Assessment Diagram. 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 03 (De Anza) 18

7. ASSESSMENT ROLL
Parcel identification for each lot or parcel within the District is based on the Assessment Diagram presented herein and is based on available parcel maps and property data from the San Luis Obispo County Assessor’s Office at the time the Engineer’s Report was prepared. A listing of the proposed lots and parcels to be assessed within this District along with the assessment amounts is provided herein.

Non-assessable lots or parcels may include, but are not limited to public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas, right-of-ways, common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has little or no value. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.

If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County Auditor/Controller. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment and assessment rate described in this Report as approved by the City Council. Therefore, if a single assessor’s parcel has a status change in development, other land use change, or subdivides into multiple assessor’s parcels, the assessment amounts applied to each of the new assessor’s parcels shall be recalculated and applied according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment amount.
6/10/25 | Item H5 | Attachment 3

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City of Atascadero
Street & Storm Drain Maintenance No. 3
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 049-043-003 500 N FERROCARRIL RD Open Space 0.0 $0.0000 $0.00 049-043-004 805 N FERROCARRIL RD
Roads and
Easements 0.0 0.0000 0.00
049-044-002 755 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-003 765 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-004 805 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-005 905 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-006 955 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-007 1025 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-008 1055 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-009 1155 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-010 1255 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-011 1305 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-012 1355 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-013 1200 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-014 1100 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-015 1000 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-016 950 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-017 860 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-018 850 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-019 870 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-020 880 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-044-021 705 DE ANZA CT
Single Family
Residential 1.0 1,171.7232 681.50
049-044-022 725 DE ANZA CT
Single Family
Residential 1.0 1,171.7232 681.50
049-044-023 750 DE ANZA CT
Single Family
Residential 1.0 1,171.7232 681.50
049-044-024 740 DE ANZA CT
Single Family
Residential 1.0 1,171.7232 681.50
049-044-025 720 DE ANZA CT
Single Family
Residential 1.0 1,171.7232 681.50
049-044-026 700 DE ANZA CT
Single Family
Residential 1.0 1,171.7232 681.50
049-044-033 655 N FERROCARRIL RD
Single Family
Residential 1.0 1,171.7232 681.50
049-046-001 550 N FERROCARRIL RD Common Area 0.0 0.0000 0.00 Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 1 of 3 04/22/2025 08:35:47AM 6/10/25 | Item H5 | Attachment 3

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City of Atascadero
Street & Storm Drain Maintenance No. 3
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 049-046-002 503 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-003 505 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-004 507 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-005 509 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-006 511 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-007 513 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-008 515 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-009 517 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-010 519 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-011 521 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-012 524 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-013 526 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-014 528 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-015 530 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-016 532 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-017 534 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-018 536 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-019 538 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-020 540 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-021 542 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-022 572 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-023 574 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-024 576 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-025 578 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-026 580 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-027 582 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-028 584 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-029 586 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-030 588 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-031 590 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-032 592 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-033 551 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-034 553 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-035 555 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-036 557 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-037 559 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-038 561 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-039 563 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-040 565 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-041 567 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-042 595 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 049-046-043 597 N FERROCARRIL RD Senior Housing Units 0.6 732.3270 214.04 Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 2 of 3 04/22/2025 08:35:47AM 6/10/25 | Item H5 | Attachment 3

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6/10/25 | Item H5 | Attachment 4

DRAFT RESOLUTION C

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING THE FINAL ENGINEER’S

REPORT REGARDING THE LANDSCAPING AND LIGHTING
DISTRICT NO. 03 (DE ANZA ESTATES), AND THE LEVY AND

COLLECTION OF ANNUAL ASSESSMENTS RELATED THERETO IN
FISCAL YEAR 2025/2026
WHEREAS, the City Council of the City of Atascadero, California (hereafter referred to as the “City Council”), pursuant to the provisions of Part 2 of Division 15 of the California Streets and Highways Code, did by previous Resolution order the Engineer, NBS, to prepare and file a report in accordance with Article 4 of Chapter 1 of Part 2 of Division 15 of the California Streets and Highways Code, commencing with Section 22500, in connection with the proposed levy for Landscaping and Lighting District No. 03 (De Anza Estates) (hereafter referred to as the “District”) and the collection of assessments related thereto for the fiscal year starting July 1, 2025 and ending June 30, 2026; and
WHEREAS, the Engineer has prepared and filed with the City Clerk of the City of Atascadero and the City Clerk has presented to the City Council such report entitled “Engineer’s Annual Levy Report for the Landscaping and Lighting District No. 03 (De Anza Estates), fiscal year 2025/2026” (hereafter referred to as the “Engineer’s Report”) in accordance with the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”); and WHEREAS, the City Council has carefully examined and reviewed the Engineer’s Report as presented, and is satisfied with the items and documents as set forth therein, and finds that the levy of assessments has been spread in accordance with the special benefits received from the improvements, operation, maintenance and services to be performed, as set forth in said Engineer’s Report.

NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero:

SECTION 1. The above recitals are true and correct.

SECTION 2. The Engineer’s Report as presented, consists of the following:
a) Plans and specifications that describe the District and Improvements. b) Method of Apportionment that outlines the special benefit conferred on properties within the District from the improvements and the calculations used to establish each parcel’s proportional special benefit assessment as well as a description of the assessment range formula that establishes the maximum assessment rate in subsequent fiscal years. c) The Budget that outlines the costs and expenses to service and maintain the improvements including incidental expenses authorized by the Act to operate the District.

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6/10/25 | Item H5 | Attachment 4
d) An Assessment Diagram that identifies the boundaries of the District. e) An Assessment Roll containing each of the Assessor Parcel Numbers that comprise the District and the proportional maximum assessment and annual assessment for fiscal year 2025/2026.

SECTION 3. The Engineer’s Report as presented, is hereby approved, and is ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection.

SECTION 4. The City Clerk shall certify to the passage and adoption of this Resolution and the minutes of this meeting shall so reflect the adoption and approval of the Engineer’s Report.

PASSED AND ADOPTED at a regular meeting of the City Council held on the __th day of June, 2025.

On motion by Council Member ______ and seconded by Council Member _______, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF ATASCADERO:
________________________________
Charles Bourbeau, Mayor
ATTEST:

Lara K. Christensen, City Clerk

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6/10/25 | Item H5 | Attachment 5

DRAFT RESOLUTION D

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ATASCADERO, CALIFORNIA, ORDERING THE LEVY AND
COLLECTION OF ASSESSMENTS FOR FISCAL YEAR 2025/2026 FOR LANDSCAPING AND LIGHTING DISTRICT NO. 03
(DE ANZA ESTATES)
WHEREAS, the City Council of the City of Atascadero, California (hereafter referred to as City Council) has by previous Resolutions initiated proceedings and declared its intention to levy special benefit assessments against parcels of land within the Landscaping and Lighting District No. 03 (De Anza Estates) (hereafter referred to as the “District”) for fiscal year 2025/2026, said fiscal year commencing July 1, 2025 and ending June 30, 2026; pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code, commencing with Section 22500 (hereinafter referred to as the "Act") to pay the costs and expenses of operation, maintenance, repair and servicing of local landscaping, street lighting and appurtenant facilities related thereto; and WHEREAS, the Engineer selected by the City Council has prepared and filed with the City Clerk, and the City Clerk has presented to the City Council an Engineer’s Report in connection with the proposed levy of special benefit assessments upon eligible parcels of land within the District, and the City Council did by previous Resolution adopt and approve said Engineer’s Report; and WHEREAS, the City Council desires to levy and collect assessments against parcels of land within the District for the fiscal year commencing July 1, 2025 and ending June 30, 2026, to pay the costs and expenses of operation, maintenance, repair and servicing of local landscaping, street lighting, and appurtenant facilities related thereto; and WHEREAS, the City and its legal counsel have reviewed Proposition 218 and found that these assessments comply with applicable provisions of Section XIIID of the California State Constitution.

NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero:

SECTION 1. Following notice duly given, the City Council has held a full and fair Public Hearing regarding its Resolution approving the Engineer’s Report prepared in connection with the levy and collection of assessments, and considered the oral and written statements, protests and communications made or filed by interested persons.

SECTION 2. Based upon its review of the Engineer’s Report, a copy of which has been presented to the City Council and which has been filed with the City Clerk, the City Council hereby finds and determines that:
a) The land within District will receive special benefit by the operation, maintenance, and servicing of improvements to be provided by the District. b) The net amount to be assessed upon the lands within the District is in accordance and apportioned by a formula and method which fairly distributes the net amount among the eligible parcels in proportion to the special benefit to be received by each parcel from the improvements and services for the fiscal year commencing July 1, 2025, and ending June 30, 2026.

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6/10/25 | Item H5 | Attachment 5
SECTION 3. The City Council hereby orders the proposed improvements to be made, which improvements are briefly described as the maintenance, operation, administration, and servicing of the improvements that may include, but is not limited to local streetlights, landscaping, parks and open space areas within the District and appurtenant facilities related thereto.

SECTION 4. The maintenance, operation and servicing of improvements shall be performed pursuant to the Act and the County Auditor of San Luis Obispo County shall enter on the County Assessment Roll opposite each parcel of land the amount of levy, and such levies shall be collected at the same time and in the same manner as the County taxes are collected. After collection by the County, the net amount of the levy shall be paid to the City.

SECTION 5. The City shall deposit the money representing assessments collected by the County for the District to the credit of a fund for the Landscaping and Lighting District No. 03 (De Anza Estates), and such money shall be expended for the maintenance, operation and servicing of the improvements as described in the Engineers Report and generally described in Section 3 of this Resolution.

SECTION 6. The adoption of this Resolution constitutes the levy of assessments for the fiscal year commencing July 1, 2025, and ending June 30, 2026.

SECTION 7. The City Clerk or their designee is hereby authorized and directed to file the levy with the County Auditor, per Sections 22645-22647 of the Act, upon adoption of this Resolution.

PASSED AND ADOPTED at a regular meeting of the City Council held on the __th day of June, 2025.

On motion by Council Member ______ and seconded by Council Member _______, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF ATASCADERO:
________________________________
Charles Bourbeau, Mayor
ATTEST:

Lara K. Christensen, City Clerk

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nbsgov.com
Prepared by:

Corporate Headquarters
32605 Temecula Parkway, Suite 100
Temecula, CA 92592
Toll free: 800.676.7516
Fiscal Year 2025/26 Engineer’s Report For:

Landscaping and Lighting District
No. 03 (De Anza Estates)
May 2025
6/10/25 | Item H5 | Attachment 6

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CITY OF ATASCADERO
Landscaping & Lighting District No. 03
(De Anza Estates)

6500 Palma Avenue
Atascadero, CA 93422
Phone – (805) 461-5000
Fax – (805) 461-7612

CITY COUNCIL
Charles Bourbeau, Mayor
Mark Dariz, Mayor Pro Tem
Susan Funk, Council Member
Seth Peek, Council Member
Heather Newsom, Council Member

AGENCY STAFF
Jim Lewis, City Manager
Jeri Rangel, Administrative Services Director
Cindy Chavez, Deputy Director of Administrative Services NBS
Tim Seufert, Client Services Director
Adina McCargo, Project Manager
Danielle Robison, Administrator
6/10/25 | Item H5 | Attachment 6

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TABLE OF CONTENTS

1. Engineer’s Letter ............................................................................................................. 1

2. Executive Summary ........................................................................................................ 2

3. Plans and Specifications .................................................................................................. 4

3.1 Description of the District ....................................................................................... 4

3.2 Improvements and Services Authorized by the 1972 Act ....................................... 4

3.3 Description of Improvements and Services ............................................................ 5

4. Estimate of Costs ............................................................................................................ 7

5. Method of Assessment ................................................................................................... 8

5.1 General .................................................................................................................... 8

5.2 Benefit Analysis ....................................................................................................... 8

5.3 Assessment Methodology ..................................................................................... 10

5.4 Assessment Range Formula .................................................................................. 14

6. Assessment Diagram ..................................................................................................... 16

7. Assessment Roll ............................................................................................................ 17 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 1

1. ENGINEER’S LETTER
WHEREAS, on August 9, 2005, by Resolution No. 2005-074, the City Council of the City of Atascadero (the “City”), State of California, in accordance with and pursuant to the Landscape and Lighting Act of 1972, Part 2, Division 15 of the California Streets and Highways Code (commencing with Section 22500 (the “1972 Act”) established the City of Atascadero Landscaping and Lighting District No. 03 De Anza Estates (the “District”); and
WHEREAS, on May 13, 2025, the City Council, under the 1972 Act, adopted its Resolution Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of an Engineer’s Report for the District; and
WHEREAS, the Resolution Initiating Proceedings directed NBS to prepare and file a report describing the general nature, location, and extent of the improvements to be maintained; an estimate of the costs of the maintenance, operations, and servicing of the improvements for the District for the referenced fiscal year; a diagram for the District, showing the area and properties to be assessed; and an assessment of the estimated costs of the administration, maintenance, operations, and servicing the improvements, assessing the net amount upon all assessable lots and/or parcels within the District in proportion to the special benefit received.

NOW THEREFORE, the assessments as detailed in this Engineer’s Report and as summarized in the table below are made to cover the portion of the estimated costs of maintenance, operation and servicing of the improvements to be paid by the assessable real property within the District in proportion to the special benefit received. The following table summarizes the proposed assessment for Fiscal Year 2025/26:

FY 2025/26 Budget Summary
Description Total Costs
Costs Not
Assessed
Proposed
Assessment
Total
Benefit
Units
Maximum
Rate
Proposed
Rate Per
BU
Annual Maintenance $11,960 ($900) $11,060
Special Projects 14,500 0 14,500
Administration 7,820 0 7,820
Capital Reserve
Collections/(Use) 6,614 (500) 6,114
Levy Adjustments (22,032) 0 (22,032)
Total $18,862.00 ($1,400) $17,462.00 63.50 $1,680.11 $275.00 I, the undersigned, respectfully submit the enclosed Engineer’s Report and, to the best of my knowledge, information, and belief, the Engineer’s Report, Assessments, and the Assessment Diagram herein have been prepared, computed, and levied in accordance with the assessment methodology adopted, approved, and ordered by the City Council of the City of Atascadero and the 1972 Act.

City Engineer
6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 2

2. EXECUTIVE SUMMARY
Pursuant to the provisions of the Landscaping and Lighting Act of 1972, being Part 2 of Division 15 of the California Streets and Highways Code, commencing with Section 22500 (hereafter referred to as the “1972 Act”), and in compliance with the substantive and procedural requirements of the California State Constitution Article XIIID (hereafter referred to as “Article XIIID”), the City Council of the City of Atascadero, County of San Luis Obispo, State of California (hereafter referred to as “City”), executed the proceedings required for the establishment of the special benefit assessment district designated as:

Landscaping and Lighting District No. 03 (De Anza Estates) (hereafter referred to as the “District”), which includes the lots and parcels of land within the residential subdivision known as De Anza Estates, Tract 2498 within the City limits of the City. This Engineer’s Report (hereafter referred to as the “Report”) has been prepared in connection with the levy and collection of annual assessments related thereto for Fiscal Year 2025/26, as required pursuant to Chapter 1, Article 4 of the 1972 Act.

The City Council formed the District, and provided for the levy and collection of annual assessments on the County tax rolls to provide ongoing funding for the costs and expenses required to service and maintain the landscaping and lighting improvements associated with and resulting from the development of properties within the District. The improvements to be provided by the District and the assessments described herein are made pursuant to the 1972 Act and the substantive and procedural provisions of Article XIIID.

This Report describes the District, the improvements, and the proposed assessments to be levied against properties in connection with the special benefits the properties will receive from the maintenance and servicing of the District improvements. The annual assessments will provide a funding source for the continued operation and maintenance of public landscaping and lighting improvements installed in connection with the development of properties within the District.

The improvements and assessments described in this Report are based on the planned development of properties within the District and represent an estimate of the direct expenditures, incidental expenses, and fund balances that will be necessary to maintain and service the improvements. The boundaries of the District, the proposed improvements, the method of apportionment, and assessments described herein are based on current development plans and specifications for Tract 2498; and by reference these plans and specifications are made part of this Report.

The word “parcel,” for the purposes of this Report, refers to an individual property assigned its own Assessor’s Parcel Number (APN) by the San Luis Obispo County Assessor’s Office. The San Luis Obispo County Auditor/Controller uses Assessor’s Parcel Numbers and specific Fund Numbers to identify properties to be assessed on the tax roll for the special benefit assessments.

As part of the District formation, the City of Atascadero conducted a Property Owner Protest Ballot proceeding for the proposed levy of a new assessment pursuant to the provisions of the California Constitution, Article XIIID Section 4. In conjunction with this ballot proceeding, the City Council conducted a noticed public hearing on August 9, 2005 to consider public testimonies, comments and written protests 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 3 regarding the formation of the District and levy of assessments. Upon conclusion of the public hearing, property owner protest ballots received were opened and tabulated to determine whether majority protest existed (ballots were weighted based on assessment amounts), and by resolution the City Council confirmed the results of the ballot tabulation. Tabulation of the ballots indicated that majority protest did not exist for the proposed assessments and the assessment range formula presented and described herein, the City Council approved the Report (as submitted or amended), ordered the formation of the District, and approved the levy and collection of assessments. The assessments for Fiscal Year 2005/2006 were submitted to the San Luis Obispo County Auditor/Controller for inclusion on the property tax roll for each parcel.

Each subsequent fiscal year, an Engineer’s Report shall be prepared and presented to the City Council describing the District any changes to the District or improvements and the proposed budget and assessments for that fiscal year and the City Council shall hold a noticed public hearing regarding these matters prior to approving and ordering the proposed levy of assessments. If the proposed assessments for the District exceed the maximum assessment described herein (as approved by the property owners), the new or increased assessment must be confirmed through another property owner protest ballot proceeding before such an assessment may be imposed. It should be noted that an increased assessment to an individual property resulting from changes in development or land use does not constitute an increased assessment.
6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 4

3. PLANS AND SPECIFICATIONS

3.1 Description of the District
The territory within the District consists of the lots, parcels and subdivisions of land within the proposed residential subdivision known as the De Anza Estates, Tract 2498, which encompasses an area of land totaling approximately seventy-six acres (75.84 acres).

This subdivision is planned to include twenty-six (26) Single-Family Residential Units and sixty (60) Modified Housing/Senior Housing Units at build-out. The planned subdivision is situated in the northern portion of the City of Atascadero northeast of Highway 101 and is generally located:
 At the North end of El Camino Real;
 North and East of U.S. HWY 101; and,
 South and West of the Salinas River.

3.2 Improvements and Services Authorized by the 1972 Act As generally defined by the 1972 Act and applicable to this District, the improvements and associated assessments may include one or more of the following:
1) The installation or planting of landscaping;
2) The installation or construction of statuary, fountains, and other ornamental structures and facilities; 3) The installation or construction of public lighting facilities including, but not limited to street lights and traffic signals;
4) The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof; 5) The installation of park or recreational improvements, including, but not limited to, all of the following:
a) Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage.
b) Lights, playground equipment, play courts, and public restrooms. 6) The acquisition of land for park, recreational, or open-space purposes or any existing improvement otherwise authorized pursuant to this section.
7) The maintenance or servicing, of any of the foregoing including the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement including but not limited to:
a) Repair, removal, or replacement of all or any part of any improvements; b) Grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities; c) Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury; d) The removal of trimmings, rubbish, debris, and other solid waste; 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 5 e) The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti;
f) Electric current or energy, gas, or other illuminating agent for any public lighting facilities or for the lighting or operation of any other improvements; g) Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements.
8) Incidental expenses associated with the improvements including, but not limited to:
a) The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment;
b) The costs of printing, advertising, and the publishing, posting and mailing of notices; c) Compensation payable to the County for collection of assessments; d) Compensation of any engineer or attorney employed to render services; e) Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements;
f) Costs associated with any elections held for the approval of a new or increase assessment.

3.3 Description of Improvements and Services
The purpose of this District is to ensure the ongoing maintenance, operation and servicing of local landscaping and street lighting improvements established or installed in connection with development of properties within the District. The improvements may consist of all or a portion of the public landscaped areas, street lighting and appurtenant facilities within and adjacent to the District (Tract 2498). These improvements generally include, but are not limited to the materials, equipment, utilities, labor, appurtenant facilities and expenses necessary for the ongoing maintenance and operation of public street lighting as well as landscaped parkways, medians, slopes, trails, park areas, drainage basins, open space areas and other designated easements or rights-of-way constructed and installed as part of the development plans and agreements approved for the development of each lot and parcel within the District. The improvements to be maintained and funded entirely or partially through the District assessments are generally described as:
 Streetscape landscaping including street trees located on the perimeter of the development and interior streets of Tract 2498 that are within the public rights-of-way or easements and dedicated to the City for maintenance;
 Open space areas and fuel modification areas within or adjacent to the District boundaries;  Park areas, recreational equipment, trails and landscaped drainage facilities developed and constructed as part of developing properties within Tract 2498;
 Specifically not included as District improvements are those improvements located on private property, improvements and facilities that may be provided or maintained by an agency other than the City; improvements and facilities that may be provide by another assessment or tax levied by the City or any improvement provided and maintained by a Homeowner’s Association or similar entity.  Public lighting facilities including street lighting, safety lighting and ornamental lighting installed as part of the residential development or landscaped improvement areas;  Appurtenant facilities, equipment, materials and utilities related to the aforementioned improvements;  Specifically not included as District improvements are those improvements located on private property, improvements and facilities that may be provided or maintained by an agency other than the City; 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 6 improvements and facilities that may be provide by another assessment or tax levied by the City or any improvement provided and maintained by a Homeowner’s Association or similar entity.

Those portions of the District improvements that may be identified as general benefit or will be funded in whole or in part by other revenue sources as part of the approved development agreements, will not be included as part of the District assessments. The net annual cost to provide and maintain the improvements determined to be of special benefit shall be allocated to each property in proportion to the special benefits received.

3.3.2 PUBLIC LIGHTING IMPROVEMENTS
The approved development plans for Tract 2498 do not include any proposed streetlight facilities. 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 7

4. ESTIMATE OF COSTS
BUDGET Total Budget
Costs Not
Assessed
2025/26
Assessment

DIRECT COSTS
Annual Costs
Landscape Services $6,500 ($900) $5,600
Landscape Supplies 600 0 600
Landscape Utilities 1,800 0 1,800
City Landscape Services 2,560 0 2,560
Other Maintenance Services 500 0 500
Total Annual Direct Costs $11,960 ($900) $11,060

CAPITAL EXPENDITURES
Special Projects $14,500 $0 $14,500
Total Annual Special Projects $14,500 $0 $14,500

ADMINISTRATION EXPENSES
Annual Administration Expenses
City Annual Administration $2,270 $0 $2,270
Engineer's Report & Services 5,200 0 5,200
Public Noticing 350 0 350
Total Administration $7,820 $0 $7,820
TOTAL DIRECT & ADMINISTRATION COSTS $34,280 ($900) $33,380

CAPITAL RESERVE COLLECTIONS/(USES)
Landscape Rehabilitation/Replacement $2,938 $0 $2,938
Trail and Pathway Rehabilitation/Replacement 1,000 (500) 500 Park and Open Space Rehabilitation/Replacement 707 0 707 Tree Rehabilitation/Replacement 1,207 0 1,207
Park Rehabilitation/Replacement 762 0 762
Total Annual Capital Reserve Collections/(Uses) $6,614 ($500) $6,114

LEVY ADJUSTMENTS
Interest Income - Improvement Fund ($2,336) $0 ($2,336) Interest Income - Operating Reserve Fund (464) 0 (464)
Contribution from Other Sources (1,400) 0 (1,400)
Reserve Collection/(Use) (17,832) 0 (17,832)
Total Levy Adjustments ($22,032) $0 ($22,032)
BALANCE TO LEVY $18,862 ($1,400) $17,462

DISTRICT STATISTICS
Total Parcels 89
Parcels Levied 86
Total EBU (1) 63.50
Levy per EBU $275.00
Maximum Levy per EBU $1,680.11

FUND BALANCE INFORMATION
Beginning Operating Reserve Balance $16,191
Operational Reserve Interest 464
Surplus Transfer from Improvement Fund 21,428
Operational Reserve Collection/(Use) (22,032)
Estimated Ending Operating Reserve Balance $16,051

Beginning Improvement Fund Balance $93,358
Improvement Fund Interest 2,336
Surplus Transfer to Operations Fund (21,428)
Improvement Fund Collection/(Use) 6,614
Estimated Ending Improvement Fund Balance $80,880
(1) Levy per EBU rate does not include the County of San Luis Obispo fee of $2.00 per parcel. 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 8

5. METHOD OF ASSESSMENT

5.1 General
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements, which include the construction, maintenance, and servicing of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements.”
The method of apportionment described in this Report for allocation of special benefit assessments utilizes commonly accepted engineering practices and have been established pursuant to the 1972 Act and the provisions of Article XIIID. The formulas used for calculating assessments reflects the composition of parcels within the District and the improvements and services provided, to fairly apportion the costs based on the special benefits to each parcel.

5.2 Benefit Analysis
Each of the proposed improvements, the associated costs and assessments have been carefully reviewed, identified and allocated based on special benefit pursuant to the provisions of the 1972 Act and Article XIIID. The improvements provided by this District and for which properties will be assessed have been identified as necessary, required and/or desired for the orderly development of the properties within the District to their full potential, consistent with the development plans and applicable portions of the City General Plan. As such, these improvements would be necessary and required of individual property owners for the development of such properties and the ongoing operation, servicing and maintenance of these improvements would be the financial obligation of those properties. Therefore, the improvements and the annual costs of ensuring the maintenance and operation of the improvements are a distinct and special benefit to the properties within the District. Any improvement or portion thereof that is considered to be of general benefit shall be funded by other revenue sources and not included as part of the special benefit assessments allocated to properties within the District.

5.2.1 SPECIAL BENEFIT
The method of apportionment (method of assessment) established herein is based on the premise that each assessed parcel within the District receives special benefits from the improvements and the desirability and security of those properties is enhanced by the presence of public lighting and well-maintained landscaping in close proximity to those properties.

The special benefits associated with landscape improvements are specifically:
 Enhanced desirability of properties through association with the improvements.  Improved aesthetic appeal of properties providing a positive representation of the area and properties.  Enhanced adaptation of the urban environment within the natural environment from adequate green 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 9 space and landscaping.
 Environmental enhancement through improved erosion resistance, dust and debris control, and fire prevention.
 Increased sense of pride in ownership of property within the District resulting from well-maintained improvements associated with the properties.
 Enhanced quality of life through well-maintained green space and landscaped areas.  Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti.  Enhanced environmental quality of the parcels by moderating temperatures, providing oxygenation and attenuating noise.

The special benefits of street lighting and other public lighting facilities are the convenience, safety, and security of property, improvements, and goods. Specifically:
 Enhanced deterrence of crime and the aid to police protection.  Increased nighttime safety on roads, streets and public areas.  Improved ability of pedestrians and motorists to see.  Improved ingress and egress to property.
 Reduced vandalism and other criminal act and damage to improvements or property.  Improved traffic circulation and reduced nighttime accidents and personal property loss.

The preceding special benefits contribute to the esthetic value and desirability of each of the assessed parcels within the District and thereby provide a special enhancement of the properties. Furthermore, it has been determined that the lack of funding to properly service and maintain the District improvements would have a negative impact on the properties within the District.

5.2.2 GENERAL BENEFIT
Upon reviewing each of the District improvements, the proximity of those improvements to both properties within the District and those outside the District as well as the reasons for installing, constructing and maintaining such improvements, it is evident that the properties within the District receive special benefit from those improvements. While the District improvements clearly include public areas, easements, rights-of-way and other amenities available or visible to the public at large, the landscaped areas, trails, detention basin as well as the need to increase maintenance activities within the open space areas resulted solely from the development of properties within the District and would otherwise not have been required nor necessarily desired by any properties or developments outside the District and any public access or use of the improvements by others is incidental. Therefore, it has been determined that these improvements and the ongoing maintenance, servicing and operation of those improvements provide no measurable general benefit to properties outside the District or to the public at large. However, while this development has facilitated a need for increased maintenance of the open space area associated with Tract 2498, it is also recognized that land conservation and ensuring adequate open space areas within the City does have some indirect, but not quantifiable, benefit to the community at large. Therefore, while the entire cost to maintain the open space area as well as the Horse Arena facility have been incorporated into the District budget, the annual cost to maintain the arena and a portion of the 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 10 open space area are not included in the proposed special benefit assessments. Should the City require maintenance of these areas, the associated costs will be funded by other revenue sources available to the City.

5.3 Assessment Methodology
The method of apportionment for the District calculates the receipt of special benefit from the respective improvements based on the actual or proposed land use of the parcels within the District. The special benefit received by each lot or parcel is equated to the overall land use of parcels within the District based on the parcel’s actual land use or proposed development.

The costs associated with the improvements shall be fairly distributed among the parcels based upon the special benefit received by each parcel. Additionally, in compliance with the Article XIIID Section 4, each parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred to that parcel. The benefit formula used to determine the assessment obligation is therefore based upon both the improvements that benefit the parcels within the District as well as the proposed land use of each property as compared to other parcels that benefit from those specific improvements.

To identify and determine the special benefit to be received by each parcel and their proportionate share of the improvement costs it is necessary to consider the entire scope of the planned improvements as well as individual property development within the District. Upon review of the proposed improvements it has been determined that each of the residential parcels within the District receives special benefits from the improvements to be funded by annual assessments and based on the planned property development a single zone of benefit is appropriate for the allocation of the assessments and proportional benefit.

5.3.1 EQUIVALENT BENEFIT UNITS:

A single-family home site equals one Equivalent Benefit Unit (EBU) and the other land uses are converted to a weighted EBU based on an assessment formula that equates the property’s specific development status, type of development (land use), and size of the property, as compared to a single- family home site.

5.3.2 EBU APPLICATION BY LAND USE:
(1) Single-family Residential — This land use is defined as a fully subdivided residential home site with or without a structure. This land use is assessed 1.00 EBU per lot or parcel. This is the base value 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 11 that the other properties are compared and weighted against regarding special benefit. (2) Multi-family Residential — This land use is defined as a fully subdivided residential parcel that has more than one residential unit developed on the property. (This land use typically includes apartments, duplexes, triplex etc., but does not generally include condominiums, town-homes or mobile home parks). Based on average population densities and size of the structure as compared to a typical single-family residential unit, multi-family residential parcels shall be proportionately assessed for the parcel’s total number of residential units utilizing a sliding benefit scale. Although multi-family properties typically receive similar benefits to that of a single-family residential, it would not be reasonable to conclude that on a per unit basis, the benefits are equal. Studies have consistently shown that the average multi-family unit impacts infrastructure approximately 75% as much as a single-family residence (Sample Sources: Institute of Transportation Engineers Informational Report Trip Generation, Fifth Edition; Metcalf and Eddy, Wastewater Engineering Treatment, Disposal, Reuse, Third Edition). These various studies indicate that most public improvements and infrastructure are utilized and impacted at reduced levels by multi-family residential units and a similar reduction in proportional benefit is appropriate. Furthermore, it is also reasonable to conclude that as the density (number of units) increases the proportional benefit per unit tends to decline because the unit size and people per unit usually decreases.

Based on these considerations and the improvements provided by this District, an appropriate allocation of special benefit for multi-family residential properties as compared to a single- family residential is best represented by the following special benefit assignment: 0.75 EBU per unit for the first 50 units; 0.50 EBU per unit for units 51 through 100; and 0.25 EBU per unit for remaining units.
(3) Condominium/Town-home Units — Condominiums and town-homes tend to share attributes of both single-family residential and multi-family residential properties and for this reason are identified as a separate land use classification. Like most single-family residential properties, these properties are not usually considered rental property and generally, the County assigns each unit a separate APN or assessment number. However, condominiums and town-homes often have similarities to multi-family residential properties in that they are generally zoned medium to high density and in some cases may involve multiple units on a single APN. In consideration of these factors, it has been determined that an appropriate allocation of special benefit for condominiums, town-homes and similar residential properties is best represented by an assignment of 0.75 EBU per unit regardless of whether each unit is assigned an individual APN or there are multiple units assigned to an APN. (There is no adjustment for parcels with more than five units). (4) Modified Housing/Senior Housing Units — Modified Housing or Senior Housing is generally defined as residential units that would typically be classified as Condominiums or Town-homes, but have specific deed restrictions that may limit the size or use of all units within the development. This classification is not applicable to individual single-family residential parcels unless all single-family residential parcels within that particular development or subdivision have the same restrictions. (For example: One or more single-family units within a subdivision that are deed restricted as “Affordable Housing” or “Senior Housing” does not qualify for this land use classification, unless all the units within that development have the same or similar deed restrictions.) Since this classification generally involves Condominium or Town-home type properties, that are generally 6/10/25 | Item H5 | Attachment 6

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2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 12 assigned 0.75 EBU, it has been determined that an appropriate allocation of special benefit for modified housing units or senior housing units is best represented by an assignment of 0.625 EBU per unit regardless of whether each unit is assigned an individual APN or there are multiple units assigned to a single APN.
(5) Planned-Residential Development — This land use is defined as any property for which a tentative or final tract map has been filed and approved (a specific number of residential lots and units has been identified) and the property is expected to be subdivided within the fiscal year or is part of the overall improvement and development plan for the District. This land use classification often times involves more than a single parcel (e.g. the approved tract map encompasses more than a single APN). Each parcel that is part of the approved tract map shall be assessed proportionately for the proposed or estimated residential type and units to be developed on that parcel as part of the approved tract map. Accordingly, each parcel is assigned an appropriate number of benefit units that reflects the development of that property at build-out. (The EBU assigned to each parcel shall represent the combination of single-family, condominium, multi-family units to be developed).
(6) Vacant Residential — This land use is defined as property currently zoned for residential development, but a tentative or final tract map for the property has not yet been approved. Based upon the opinions of professional appraisers who appraise market property values for real estate in California, the land value portion of a property typically ranges from 20 to 30 percent of the total value of a developed residential property (the average is about 25 percent). Although the assessed value of an individual property is not a direct reflection of the property’s special benefit, this general correlation between land value and structure value does provide a reasonable basis for apportioning special benefit for vacant residential properties. Utilizing this twenty-five percent (25%) apportionment and the number of single-family residential units typically developed per acre of land (an average of 4 residential units per acre) an Equivalent Benefit Unit of 1.00 EBU per acre (4 units per acre x 25%) is derived and presents an appropriate apportionment of special benefit for vacant residential properties. Recognizing that the full and timely utilization of vacant property is reduced as the size of the property increases, it has been determined that the maximum EBU assigned to a vacant residential parcel shall not exceed 25.00 EBU (parcels in excess of 25 acres are assigned 25.00 EBU). Parcels less than one acre, shall be assigned a minimum of 1.00 EBU (similar to a vacant lot within a residential tract). (7) Exempt Parcels — This land use identifies properties that are not assessed and are assigned 0.00 EBU. This land use classification may include but is not limited to:
 Lots or parcels identified as public streets and other roadways (typically not assigned an APN by the County);
 Dedicated public easements including open space areas, utility rights-of- way, greenbelts, parkways, parks or other publicly owned properties that are part of the District improvements or may provide other benefits to private properties within the District;  Private properties that cannot be developed independently from an adjacent property, such as common areas, sliver parcels or bifurcated lots or properties with very restrictive development use;
6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 13 These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment, but shall be reviewed annually by the assessment engineer to confirm the parcels’ current development status. Government owned properties or public properties are not necessarily exempt properties and shall be subject to special benefit assessment unless it qualifies for an exempt status.
(8) Special Cases — In many districts where multiple land use classifications are involved, there are usually one or more properties for which the standard land use classifications do not accurately identify the special benefits received from the improvements. For example, a parcel may be identified as a Vacant Residential property, however only a small percentage of the parcel’s total acreage can actually be developed. In this case, an appropriate calculation would be based on the net acreage that can be utilized rather than the gross acreage of the parcel.

The following table provides a summary of land use classifications and the Equivalent Benefit Unit calculations previously outlined.

Property Type
Equivalent
Benefit Units Multiplier
Single-family Residential 1.00 Per Unit/Lot/Parcel
Multi-family Residential

0.75 Per Unit for the First 50 Units

0.50 Per Unit for Units 51-100

0.25 Per Unit for all Remaining Units
Condominium/Townhome Units 0.75 Per Unit
Modified Housing/Senior Housing Units 0.625 Per Unit
Planned Residential Development

1.00 Per Planned SF Residential Lot

0.75 Per Planned Condominium

0.75 Per Unit for the First 50 Units

0.50 Per Unit for Units 51-100

0.25 Per Unit for all Remaining Units
Vacant Residential Land 1.00 Per Acre
Exempt Parcels 0.00 Per Parcel
The following formula is used to calculate each parcel’s EBU (proportional benefit).

Total Balance to Levy / Total EBU = Levy per EBU
Levy per EBU x Parcel EBU = Parcel Levy Amount
6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 14

The Assessment Range Formula for this District shall be applied to future assessments and is generally defined:
 If the proposed annual assessment (levy per EBU) for the upcoming fiscal year is less than or equal to the adjusted Maximum Assessment Rate, then the proposed annual assessment is not considered an increased assessment.
 The Maximum Assessment Rate is equal to the (Initial) Maximum Assessment Rate established for Fiscal Year 2005/2006 adjusted annually by the greater of, three percent (3%) or the annual percentage change in the Consumer Price Index (CPI) of “All Urban Consumers” for the San Francisco-OaklandHayward Area from February to February. The Maximum Assessment rate was increased by 3.000% for Fiscal Year 2025/26.

Beginning with Fiscal Year 2006/2007 and each fiscal year thereafter, the Maximum Assessment Rate is recalculated and a new Maximum Assessment Rate is established for the fiscal year utilizing the Assessment Range Formula described above. The Maximum Assessment Rate has been calculated independent of the District’s annual budget and proposed assessment. The annual percentage change in CPI is based on available data provided by the U.S. Department of Labor; Bureau of Labor Statistics at the time the annual Report is prepared. Should the Bureau of Labor Statistics revise such index or discontinue the preparation of such index, the City shall use the revised index or comparable system as approved by the City Council for determining fluctuations in the cost of living. In January 2018, BLS introduced a new geographic area sample for the CPI. As part of the change the index for this area was renamed from San Francisco-Oakland-San Jose to San Francisco-Oakland-Hayward. The metropolitan area is comprised of Alameda, Contra Costa, Marin, San Francisco, San Mateo Counties in the State of California. This CPI will be used going forward.

Any proposed annual assessment (rate per EBU) less than or equal to the calculated (adjusted) Maximum Assessment Rate is not considered an increased assessment, even if the proposed assessment is significantly greater than the assessment applied in the prior fiscal year. Likewise, modifications to the method of apportionment that increase the proportional special benefit assigned to a particular land use classification would be considered an increased assessment. Conversely, reductions in the proportional 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 15 special benefit assigned to a land use classifications are permitted. Changes in land use or size of an individual property resulting in an assessment increase, is not considered an increased assessment.

To impose a new or increased assessment other than the annual inflationary adjustment provided by the preceding Assessment Range Formula, the City must comply with the provisions of Article XIIID Section 4c, that requires a public hearing and certain protest procedures including mailed notice of the public hearing and property owner protest balloting. Property owners through the balloting process must approve a proposed new or increased assessment before such an assessment may be imposed. 6/10/25 | Item H5 | Attachment 6

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2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 16

6. ASSESSMENT DIAGRAM
The parcels within the Landscaping and Lighting District No. 03 De Anza Estates consist of the lots, parcels and subdivisions of land located in the planned residential development known as De Anza Estates, Tract 2498. The District covers approximately seventy-six acres (75.84 acres) in the northern portion of the City of Atascadero.

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2025/26 Engineer’s Report – Lighting and Landscaping District No. 03 (De Anza Estates) 17

7. ASSESSMENT ROLL
Parcel identification for each lot or parcel within the District is based on the Assessment Diagram presented herein and is based on available parcel maps and property data from the San Luis Obispo County Assessor’s Office at the time the Engineer’s Report was prepared. A listing of the lots and parcels to be assessed within this District along with the assessment amounts is provided herein.

Non-assessable lots or parcels may include, but are not limited to public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas, rights-of-way, common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has little or no value. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.

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City of Atascadero
Landscaping & Lighting Maint Dist No. 3
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 049-043-003 500 N FERROCARRIL RD Open Space 0.0 $0.0000 $0.00 049-043-004 805 N FERROCARRIL RD
Roads and
Easements 0.0 0.0000 0.00
049-044-002 755 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-003 765 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-004 805 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-005 905 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-006 955 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-007 1025 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-008 1055 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-009 1155 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-010 1255 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-011 1305 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-012 1355 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-013 1200 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-014 1100 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-015 1000 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-016 950 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-017 860 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-018 850 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-019 870 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-020 880 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-044-021 705 DE ANZA CT
Single Family
Residential 1.0 1,680.1143 275.00
049-044-022 725 DE ANZA CT
Single Family
Residential 1.0 1,680.1143 275.00
049-044-023 750 DE ANZA CT
Single Family
Residential 1.0 1,680.1143 275.00
049-044-024 740 DE ANZA CT
Single Family
Residential 1.0 1,680.1143 275.00
049-044-025 720 DE ANZA CT
Single Family
Residential 1.0 1,680.1143 275.00
049-044-026 700 DE ANZA CT
Single Family
Residential 1.0 1,680.1143 275.00
049-044-033 655 N FERROCARRIL RD
Single Family
Residential 1.0 1,680.1143 275.00
049-046-001 550 N FERROCARRIL RD Common Area 0.0 0.0000 0.00 Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 1 of 3 04/22/2025 08:36:40AM 6/10/25 | Item H5 | Attachment 6

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City of Atascadero
Landscaping & Lighting Maint Dist No. 3
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 049-046-002 503 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-003 505 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-004 507 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-005 509 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-006 511 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-007 513 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-008 515 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-009 517 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-010 519 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-011 521 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-012 524 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-013 526 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-014 528 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-015 530 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-016 532 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-017 534 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-018 536 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-019 538 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-020 540 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-021 542 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-022 572 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-023 574 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-024 576 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-025 578 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-026 580 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-027 582 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-028 584 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-029 586 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-030 588 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-031 590 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-032 592 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-033 551 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-034 553 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-035 555 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-036 557 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-037 559 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-038 561 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-039 563 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-040 565 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-041 567 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-042 595 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 049-046-043 597 N FERROCARRIL RD Senior Housing Units 0.6 1,050.0714 171.86 Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 2 of 3 04/22/2025 08:36:40AM 6/10/25 | Item H5 | Attachment 6

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CITY OF ATASCADERO
CITY COUNCIL STAFF REPORT Item H6
Department: Administrative
Services
Date: 6/10/25
Placement: Public Hearing
TO: JAMES R. LEWIS, CITY MANAGER
FROM: JERI RANGEL, DIRECTOR OF ADMINISTRATIVE SERVICES
PREPARED BY: CINDY CHAVEZ, DEPUTY DIRECTOR OF ADMINISTRATIVE SERVICES SUBJECT: Las Lomas (Woodridge) Assessment Districts
RECOMMENDATIONS:

Council:

1. Adopt Draft Resolution A, approving the final Engineer’s Report regarding the Street and Storm Drain Maintenance District No. 02 (Las Lomas [Woodridge]), and the levy and collection of annual assessments related thereto for Fiscal Year 2025/2026.

2. Adopt Draft Resolution B, ordering the levy and collection of assessments for Fiscal Year 2025/2026 for Street and Storm Drain Maintenance District No. 02 (Las Lomas [Woodridge]).

3. Adopt Draft Resolution C, approving the final Engineer’s Report regarding the Landscaping and Lighting District No. 02 (Las Lomas [Woodridge]), and the levy and collection of annual assessments related thereto in Fiscal Year 2025/2026.

4. Adopt Draft Resolution D, ordering the levy and collection of assessments for Fiscal Year 2025/2026 for Landscaping and Lighting District No. 02 (Las Lomas [Woodridge]).

REPORT IN BRIEF:

Adoption of the annual Draft Resolutions A-D declaring the City’s intention to levy and collect assessments for fiscal year 2025/2026 for the Las Lomas Street and Storm Drain Maintenance and the Landscaping and Lighting Maintenance Districts.

DISCUSSION:

The City Council formed and began assessing Atascadero Street and Storm Drain Maintenance District No. 02 (Woodridge) in 2005. This district was formed to provide funding for future routine maintenance of the streets, storm drains and sidewalks in the Woodridge (Las Lomas) subdivision.

The City Council also formed and began assessing Atascadero Landscaping and Lighting Maintenance District No. 02 (Woodridge) in 2005. This district was formed to provide for

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funding and maintenance of street trees, open space, park area, medians, walkways, paths and other landscape and lighting improvements within the Woodridge subdivision.

The Woodridge subdivision is now known as Las Lomas. The Assessment Districts were formed and named when the area was known as the Woodridge development. All references to Woodridge are now understood to mean the development known as Las Lomas.

NBS, an independent financial consultant, was hired to prepare the engineer’s reports for the two districts. The engineer’s reports and the levies must be approved by Council annually. This is done in a two-step process. Last month, three resolutions for each district (a total of 6 resolutions in all) were passed to begin the process of continuing the levies. At that time, the engineer’s reports were preliminarily approved, proceedings were initiated for the levy, and the date of tonight’s public hearing was established. The resolutions that are before the Council tonight are for the final approval of the Engineer’s Reports and for the approval of the annual levies.

The proposed assessments for fiscal year 2025/2026 are less than the Maximum Assessment Rate. In accordance with the formula voters of the district adopted in 2005, the City may increase the Maximum Assessment Rate for inflation by the greater of the Consumer Price Index (CPI) or

3.0%. The Maximum Assessment Rate was increased by 3.0% (CPI) this year for both districts.

An Assessment Information Notice was mailed to all property owners in late April. The notice provided city staff contact information for questions and comments, dates for the related Council meetings, information on how to participate in the meeting, and the proposed and current levies for both districts.

The Landscaping and Lighting District levy is about 14% of the allowable maximum annual assessment and the Street and Strom Drain District is about 47% of the allowable maximum annual assessment.

The Landscape and Lighting District is experiencing increased costs due to the aging landscape and increases in costs of labor and utilities. City staff works to maximize efficiencies and minimize levy increases. City staff expect modest levy increases in future years in order to continue providing the existing service levels.

At the direction of the homeowners in attendance at meetings held December 14, 2017, and April 11, 2018, the City staff set the levy for the Street and Storm Drain (SSD) Benefit Assessment District at an amount that will cover short-term maintenance but will not be sufficient for longterm maintenance and repair.

This Assessment District levy amount is sufficient only for the annual operating costs and a periodic surface treatment (slurry seal) of the roads. As discussed at the aforementioned

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meetings and the Public Hearings, Neighborhood meetings, and Annual Notices since, these funds will only be enough to cover road maintenance costs through fiscal year 2032/33. Beyond that time, the roads will require more in-depth road rehabilitation projects that will require significant funding. The estimated cost of that work is just under $1,000,000 using current dollars, and is the financial obligation of the residents of the Benefit Assessment District. As 2034 approaches, a bond issue or other financing mechanism will need to be approved and paid for by the residents to fund the longer-term improvements needed to maintain the District. This information was included in the Assessment Information Notice that was mailed to the property owners.

To further ensure that property owners and prospective buyers are advised of these future road expenses, staff recorded the attached “Notice of Assessment” (Attachment 7) on each of the parcels in the District. This Notice will be an additional way to make sure that all interested parties are aware of the financial obligation for future road maintenance costs in addition to the assessment that is being considered with this staff report.

District Amount Per EBU
Assessment
Fiscal Year 2024-25
Amount Per EBU
Proposed
Assessment Fiscal
Year 2025-26
Atascadero Street and Storm Drain
Maintenance District No. 02 Las Lomas $ 438.00 $ 450.00 Atascadero Landscaping and Lighting
Maintenance District No. 02 Las Lomas $ 328.00 $ 337.00 FISCAL IMPACT:

Annual assessments for 2025/2026 will total $104,287 for road/drainage system maintenance and $78,100 for landscape and lighting maintenance. These amounts will be assessed to the owners of parcels in Las Lomas (Woodridge). The City General Fund will contribute $1,830 for the fiscal year 2025/2026 for 25% of the maintenance costs of the trails and open space.

REVIEWED BY OTHERS:

This item has been reviewed by the Administrative Services Director.

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REVIEWED AND APPROVED FOR COUNCIL AGENDA
James R. Lewis, City Manager
ATTACHMENTS:

1. Draft Resolution A

2. Draft Resolution B

3. Engineer’s Annual Levy Report - Street and Storm Drain Maintenance District No. 02 – Woodridge (Las Lomas)

4. Draft Resolution C

5. Draft Resolution D

6. Engineer’s Annual Levy Report - Landscaping and Lighting District No. 02 – Woodridge (Las Lomas)

7. Notice of Assessment

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6/10/25 | Item H6 | Attachment 1

DRAFT RESOLUTION A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING THE FINAL ENGINEER’S

REPORT REGARDING THE STREET AND STORM DRAIN
MAINTENANCE DISTRICT NO. 02 (LAS LOMAS [WOODRIDGE]), AND

THE LEVY AND COLLECTION OF ANNUAL ASSESSMENTS RELATED
THERETO FOR FISCAL YEAR 2025/2026
WHEREAS, the City Council of the City of Atascadero, California (hereafter referred to as “City Council”), pursuant to the provisions the Benefit Assessment Act of 1982, Chapter 6.4 of the California Government Code, beginning with Section 54703 (hereafter referred to as the “Act”), did by previous Resolution order the Engineer, NBS, to prepare and file a report in accordance with the Act in connection with Street and Storm Drain Maintenance District No. 02 (Woodridge) (hereafter referred to as the “District”) and the proposed levy and collection of assessments related thereto for fiscal year 2025/2026, said fiscal year starting July 1, 2025 and ending June 30, 2026; and WHEREAS, the Engineer has prepared and filed with the City Clerk of the City of Atascadero and the City Clerk has presented to the City Council such report entitled “Engineer’s Annual Levy Report for Street and Storm Drain Maintenance District No. 02 (Woodridge), fiscal year 2025/2026” (hereafter referred to as “Engineer’s Report”) in accordance with the Act; and WHEREAS, the City Council has carefully examined and reviewed the Engineer’s Report as presented and is satisfied with the items and documents as set forth therein and finds that the levy of assessments has been spread in accordance with the special benefits received from the improvements, operation, maintenance and services to be performed, as set forth in said Engineer’s Report.

NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero:

SECTION 1. The above recitals are true and correct.

SECTION 2. The Engineer’s Report as presented, consists of the following:
a) Plans and specifications that describe the District and Improvements. b) Method of Apportionment that outlines the special benefit conferred on properties within the District from the improvements and the calculations used to establish each parcel’s proportional special benefit assessment.
c) The Budget that outlines the costs and expenses to service and maintain the improvements including incidental expenses to operate the District. d) An Assessment Diagram that identifies the boundaries of the District. e) An Assessment Roll containing each of the Assessor Parcel Numbers that comprise the District and the proportional maximum assessment and the assessment for fiscal year 2025/2026.

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SECTION 3. The Engineer’s Report as presented, is hereby approved, and is ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection.

SECTION 4. The City Clerk shall certify to the passage and adoption of this Resolution and the minutes of this meeting shall so reflect the adoption and approval of the Engineer’s Report.

PASSED AND ADOPTED at a regular meeting of the City Council held on the __th day of June, 2025.

On motion by Council Member ______ and seconded by Council Member _______, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF ATASCADERO:
______________________________
Charles Bourbeau, Mayor
ATTEST:

Lara K. Christensen, City Clerk

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6/10/25 | Item H6 | Attachment 2

DRAFT RESOLUTION B

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ATASCADERO, CALIFORNIA, ORDERING THE LEVY AND
COLLECTION OF ASSESSMENTS FOR FISCAL YEAR 2025/2026 FOR STREET AND STORM DRAIN MAINTENANCE DISTRICT NO. 02 (LAS LOMAS [WOODRIDGE])
WHEREAS, the City Council of the City of Atascadero, California (hereafter referred to as City Council) has by previous Resolutions initiated proceedings to levy special benefit assessments against parcels of land within Street and Storm Drain Maintenance District No. 02 (Woodridge) (hereafter referred to as the “District”) for the fiscal year commencing July 1, 2025 and ending June 30, 2026; pursuant to the provisions of the Benefit Assessment Act of 1982, Chapter 6.4 of the California Government Code, beginning with Section 54703 (hereafter referred to as the “Act”) to pay the costs and expenses of operation, maintenance, repair and servicing of local street right-ofway improvements and storm drain facilities related thereto; and WHEREAS, the Engineer selected by the City Council has prepared and filed with the City Clerk, and the City Clerk has presented to the City Council an Engineer’s Report in connection with the proposed levy of special benefit assessments upon eligible parcels of land within the District, and the City Council did by previous Resolution adopt and approve said Engineer’s Report; and WHEREAS, the City Council desires to levy and collect assessments against parcels of land within the District for the fiscal year commencing July 1, 2025 and ending June 30, 2026, to pay the costs and expenses of operation, maintenance, repair and servicing of local street right-ofway improvements and storm drain facilities related thereto; and WHEREAS, the City Council conducted in May 2005 a property owner protest ballot proceeding for the District assessments proposed to be levied and majority protest of the assessments described in the Engineer’s Report did not exist pursuant to the provisions of the California State Constitution Article XIIID.

NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero:

SECTION 1. Following notice duly given, the City Council has held a full and fair Public Hearing regarding its Resolution approving the Engineer’s Report prepared in connection therewith; the levy and collection of assessments, and considered the oral and written statements, protests and communications made or filed by interested persons.

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c) The net amount to be assessed upon the lands within the District is in accordance and apportioned by a formula and method which fairly distributes the net amount among the eligible parcels in proportion to the special benefit to be received by each parcel from the improvements and services for the fiscal year commencing July 1, 2025, and ending June 30, 2026.

SECTION 3. The City Council hereby orders the proposed improvements to be made, which improvements are briefly described as the maintenance, operation, administration, and servicing of the improvements that may include, but is not limited to local street right-of-way improvements and storm drain facilities within the District and the appurtenant facilities related thereto.

SECTION 5. The City shall deposit the money representing assessments collected by the County for the District to the credit of a fund for the Street and Storm Drain Maintenance District No. 02 (Woodridge), and such money shall be expended only for the maintenance, operation and servicing of the improvements as described in the Engineers Report and generally described in Section 3 of this Resolution.

SECTION 6. The adoption of this Resolution constitutes the establishment of the maximum assessment rate described in the Engineer’s Report and the levy of assessments for the fiscal year commencing July 1, 2025, and ending June 30, 2026.

SECTION 7. The City Clerk or their designee is hereby authorized and directed to file the levy with the County Auditor, per Section 54718 of the Act, upon adoption of this Resolution.

PASSED AND ADOPTED at a regular meeting of the City Council held on the __th day of June, 2025.

On motion by Council Member ______ and seconded by Council Member _______, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF ATASCADERO:
________________________________
Charles Bourbeau, Mayor
ATTEST:

Lara K. Christensen, City Clerk

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nbsgov.com
Prepared by:

Corporate Headquarters
32605 Temecula Parkway, Suite 100
Temecula, CA 92592
Toll free: 800.676.7516
Fiscal Year 2025/26 Engineer’s Report For:

Street and Storm Drain Maintenance
District No. 02 Las Lomas (Woodridge)
May 2025
6/10/25 | Item H6 | Attachment 3

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CITY OF ATASCADERO
Street and Storm Drain Maintenance District No. 02
Las Lomas (Woodridge)
6500 Palma Avenue
Atascadero, CA 93422
Phone – (805) 461-5000
Fax – (805) 461-7612

CITY COUNCIL
Charles Bourbeau, Mayor
Mark Dariz, Mayor Pro Tem
Susan Funk, Council Member
Seth Peek, Council Member
Heather Newsom, Council Member

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TABLE OF CONTENTS

1. Engineer’s Letter ............................................................................................................. 1

2. Executive Summary ........................................................................................................ 2

3. Plans and Specifications .................................................................................................. 4

3.1 Benefiting Properties within the District ................................................................ 4

3.2 Funding Authorized by the 1982 Act ....................................................................... 4

3.3 Description of Improvements and Services ............................................................ 4

4. Estimate of Costs ............................................................................................................ 8

5. Method of Assessment ................................................................................................... 9

5.1 General .................................................................................................................... 9

5.2 Benefit Analysis ....................................................................................................... 9

5.3 Assessment Methodology ..................................................................................... 10

5.4 Assessment Range Formula .................................................................................. 13

6. Assessment Diagram ..................................................................................................... 16

7. Assessment Roll ............................................................................................................ 17 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 1

1. ENGINEER’S LETTER
WHEREAS, on March 24, 2005 by Resolution No. 2005-048, the City Council of the City of Atascadero (the ”City”), State of California, in accordance with and pursuant to the provisions of the Benefit Assessment Act of 1982, being Chapter 6.4 of the California Government Code, commencing with Section 54703 (hereafter referred to as the “1982 Act”), and in compliance with the substantive and procedural requirements of the California State Constitution Article XIIID (hereafter referred to as the “California Constitution”), established the City of Atascadero Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) (the “District”); and
WHEREAS, on May 13, 2025 the City Council, adopted its Resolution Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of an Engineer’s Report for the District; and WHEREAS, the Resolution Initiating Proceedings directed NBS to prepare and file a report describing the general nature, location, and extent of the improvements to be maintained; an estimate of the costs of the maintenance, operations, and servicing of the improvements for the District for the referenced fiscal year; a diagram for the District, showing the area and properties to be assessed; and an assessment of the estimated costs of the administration, maintenance, operations, and servicing the improvements, assessing the net amount upon all assessable lots and/or parcels within the District in proportion to the special benefit received.

FY 2025/26 Summary of Assessment
Description Amount
Estimated Annual Costs $30,690
Capital Reserve Collection/(Uses) 114,270
Levy Adjustments (40,674)
Balance to Levy $104,287
Fiscal Year 2025/26 Maximum Rate $954.92
Fiscal Year 2025/26 Proposed Applied Rate $450.00
I, the undersigned, respectfully submit the enclosed Engineer’s Report and, to the best of my knowledge, information, and belief, the Engineer’s Report, Assessments, and the Assessment Diagram herein have been prepared, computed, and levied in accordance with the assessment methodology adopted, approved, and ordered by the City Council of the City of Atascadero and the 1982 Act.

City Engineer
6/10/25 | Item H6 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 2

2. EXECUTIVE SUMMARY
Pursuant to the provisions of the Benefit Assessment Act of 1982, being Chapter 6.4 of the California Government Code, commencing with Section 54703 (hereafter referred to as the “1982 Act”), and in compliance with the substantive and procedural requirements of the California State Constitution Article XIIID (hereafter referred to as the “California Constitution”), the City Council of the City of Atascadero, County of San Luis Obispo, State of California (hereafter referred to as “City”), proposed to form and levy special benefit assessments for the district designated as:

Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) (hereafter referred to as the “District”), which includes the lots and parcels of land within the residential subdivision known as Las Lomas (Woodridge), Tract 2525-1 within the City limits of the City. This Engineer’s Report (hereafter referred to as the “Report”) has been prepared in connection with the levy and collection of annual assessments related thereto for Fiscal Year 2025/26.

The City Council formed the District, and provided for the levy and collection of annual assessments on the County tax rolls to provide ongoing funding for the costs and expenses required to service and maintain the street and storm drain improvements and facilities associated with and resulting from the development of properties within the District. The improvements to be provided by the District and the assessments described herein are made pursuant to the 1982 Act and the substantive and procedural provisions of the California Constitution.

This Report describes the District, the improvements, and the proposed assessments to be levied against properties in connection with the special benefits the properties will receive from the maintenance and servicing of the District improvements and facilities. The annual assessments described herein will provide a funding source for the continued operation and maintenance of streets, storm drain system and appurtenant facilities installed in connection with the development of properties within the District.

The improvements and assessments described in this Report are based on the development of properties within the District and represent an estimate of the direct expenditures, incidental expenses, and fund balances that will be necessary to maintain and service the streets and storm drain system that provides special benefits to properties within the District. The structure of the District (organization), the improvements, the method of apportionment, and assessments described herein are based on current development plans and specifications for Tract 2525-1; and by reference these plans and specifications are made part of this Report.

As part of this District’s formation, the City conducted a Property Owner Protest Ballot proceeding for the proposed levy of a new assessment pursuant to the provisions of the California Constitution, Article XIIID Section 4. In conjunction with this ballot proceeding, the City Council conducted a noticed public hearing to consider public testimonies, comments and written protests regarding the formation of the District and 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 3 levy of assessments. Upon conclusion of the public hearing, property owner protest ballots received were opened and tabulated to determine whether majority protest existed (ballots were weighted based on assessment amounts), and by resolution the City Council confirmed the results of the ballot tabulation.

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 4

3. PLANS AND SPECIFICATIONS

3.1 Benefiting Properties within the District
The territory within the District consists of the lots, parcels and subdivisions of land within the residential subdivision known as the Las Lomas (Woodridge), Tract 2525-1, which encompasses an area of land totaling approximately one hundred and eleven acres (111.20 acres).

This residential subdivision includes one hundred forty-three (143) single-family residential units; thirtyfive (35) condominium/senior housing units; and a single, one hundred (100) unit multi-family residential project at build-out. Due to parcel splits the multi-family residential project is spread over three parcels.

The planned subdivision is situated in the southeast portion of the City of Atascadero and is generally located:
 South and east of Halcon Road;
 East of Highway 101 and El Camino Real
 South and west of the Southern Pacific Railroad Tracks; and  North of Salinas Road and Santa Cruz Road

3.3 Description of Improvements and Services
The purpose of this District is to fund the activities necessary to maintain and service the local streets and the drainage and flood control systems constructed and installed in connection with development of properties within the residential subdivision known as Las Lomas (Woodridge), Tract 2525-1 pursuant to approved development plans and agreements. The improvements may consist of all or a portion of the public streets, drainage and flood control facilities associated with Tract 2525-1 and the maintenance of these improvements may include but are not limited to the materials, equipment, labor, and incidental expenses deemed necessary to keep these improvements in satisfactory condition. The maintenance of the improvements and related activities shall be funded entirely or partially through the District assessments. Not 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 5 all improvements have been fully accepted by the City. It is anticipated that will occur within the next fiscal year at which time the costs of maintenance for those improvements will be charged to the district. The District improvements and services are generally described as:
 Street maintenance that may include but is not limited to the repair and servicing of street surfaces, curbs, gutters, bridges, driveway approaches, sidewalks, barricades, delineation, signage or other facilities within the public street rights-of-way installed in connection with the development of properties in Tract 2525-1 and that have been dedicated to the City;  Storm drain and flood control maintenance that may include but is not limited to inspection, repair and servicing of drainage basins, inlets, catch basins, manholes, outlets, drywells, pumps, filters and storm drain pipes installed in connection with the development of properties of Tract 2525-1 as well as any off-site improvements and facilities directly associated with the aforementioned infrastructure that is deemed necessary to service or protect the properties including waste water treatment;
 The appurtenant, equipment, materials and service contracts related to the aforementioned improvements and facilities;
 Specifically excluded are those improvements or facilities: located on private property or common areas; that may be provided or maintained by an agency other than the City; that may be provided by another assessment or tax levied by the City; or that may be provided and maintained by a Homeowner’s Association or similar entity.

STREET MAINTENANCE
The street maintenance program may include, but is not limited to: the repair of potholes, cracks or other failures in the asphalt surface; repair or replacement of curbs, gutters, driveway approaches and sidewalks as required as part of maintaining the streets; repair or installation of street signs, barricades, fencing or other delineation; mechanized sweeping and cleaning of the streets and gutters; slurry sealing, overlays and re-striping of the street surfaces. The specific activities and timing of various street and road maintenance services shall be determined by the City’s Public Works Department as necessary to extend the life of the streets or to improve traffic circulation and safety as available funding permits. Specifically, the street improvements for this District are identified as:
 Approximately 290,610 square feet of asphalt street surface located on the various interior streets identified as Calle Milano, Eliano Street, Via Cielo, Avion Road, Alcotan Lane, and Azor Lane;  Approximately 13,750 linear feet of curb and gutter along Calle Milano, Eliano Street, Via Cielo, Avion Road, Alcotan Lane, and Azor Lane;
 Approximately 1,480 linear feet of curb and gutter in and around the median islands on Calle Milano and at Via Cielo;
6/10/25 | Item H6 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 6  Approximately 145 driveway approaches, 45,264 square feet of sidewalks and various street signs within the District;
 Specifically not included as part of the street maintenance program are the costs associated with major replacements or reconstruction. Although the District assessments will provide funding for regular maintenance and servicing of the improvements that will extend the useful life of the street improvements, the assessments are not intended to fund major replacements or reconstruction of the street surfaces or adjacent improvements such as curbs, gutters or driveway approaches. The costs of extensive replacement or reconstruction activities such as grinding and resurfacing of the asphalt; and replacement of curbs, gutters driveway approaches and sidewalks is significantly more than the amount that can reasonably be collected annually under the provisions of the 1982 Act. When such repairs or activities are deemed necessary, the City will consider various financing options including new or increased assessments for property owner approval.

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 7

STORM DRAIN AND FLOOD CONTROL MAINTENANCE
The storm drain and flood control system associated with the District may include but is not limited to: drainage basins and bio-filters; channel ways; storm drain inlets, catch basins, manholes, outlets; drywells, pumps, filters and pipes. The storm drain system to be maintained primarily involves on-site facilities (within the District boundaries) but may also include off-site improvements such as water treatment equipment, facilities or services mandated or required by Federal, State or County regulations for water pollution control. The annual assessments for this District are intended to support a storm drain and flood control maintenance program that will adequately regulate and control storm water runoff resulting from the development of properties within the District. This maintenance program may include but is not limited to:
inspection and documentation of the system; cleaning, servicing or repair of the facilities and equipment; and the partial replacement or rehabilitation of equipment and facilities. The storm drain and flood control system includes but is not limited to:
 Approximately 175,550 square feet of drainage basin area;  Twenty-four (24) inlets, outlets and manholes located throughout Tract 2525-1;  Approximately 4,965 linear feet of storm drain pipe ranging from 18 inches to 36 inches in diameter.

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 8

4. ESTIMATE OF COSTS
Budget
2025/26
Assessment

DIRECT COSTS
Streets, Roads & Storm Drain Improvements
Street Maintenance $8,600
Drainage Maintenance Services 3,830
Inspection & Operational Services - Roads, Drainage 0
Total Annual Direct Costs $12,430

SPECIAL PROJECT $10,000

ADMINISTRATION EXPENSES
City Annual Administration $1,960
City Operational Services 2,100
Engineer's Report & Services 4,050
Public Noticing 150
Total Annual Administration Costs $8,260
TOTAL DIRECT & ADMINISTRATION COSTS $30,690

CAPITAL RESERVE COLLECTIONS/(USES)
Collection for Street Surface Activities $97,500
Collection for Repair Activities: Curbs, Gutters, Approaches & Sidewalks 12,500 Collection for Debris Removal 1,250
Collection for Storm Drain Infrastructure 3,020
Total Annual Capital Reserve Collections/(Uses) $114,270

LEVY ADJUSTMENTS
Interest Income - Improvement Fund ($22,940)
Interest Income - Operating Reserve Fund (320)
Reserve Fund Collection (Use) (17,414)
Total Levy Adjustments ($40,674)

BALANCE TO LEVY $104,287

DISTRICT STATISTICS
Total Parcels 191
Parcels Levied 181
Total EBU (1) 231.75
Levy per EBU $450.00
Maximum Levy per EBU $954.92

FUND BALANCE INFORMATION
Beginning Operating Reserve Balance $13,332
Operational Reserve Interest 320
Surplus Transfer from Improvement Fund 40,469
Operational Reserve Collection (Use) (40,674)
Ending Operating Reserve Balance $13,448

Beginning Improvement Fund Balance $868,823
Improvement Fund Interest 22,940
Surplus Transfer to Operations Fund (40,469)
Improvement Fund Collection 114,270
Ending Improvement Fund Balance $965,564
(1) Levy per EBU rate does not include the County of San Luis Obispo fee of $2.00 per parcel 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 9

5. METHOD OF ASSESSMENT

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 10 water during periods of rain, which is essential to preservation and protection of private property.

Together the maintenance and servicing of the streets and storm drain system contributes to a specific enhancement of each of the parcels within the District and the absence of adequate maintenance and servicing of the District improvements could eventually have a negative impact on properties within the District.

Although the improvements may include public streets and storm drain facilities that connect to similar facilities outside the District boundaries, it is clear that the construction and installation of these improvements were only necessary for the development of properties within the District. As such, these improvements were not required nor necessarily desired by any properties or developments outside the District boundary and any public access or use of the improvements by others is incidental. Therefore, it has been determined that the ongoing maintenance, servicing and operation of the District improvements provide no measurable general benefit to properties outside the District or to the public at large, but clearly provide distinct and special benefits to properties within the District. Any improvement or portion thereof (particularly off-site storm drain facilities) that may be considered general benefit shall be funded by other revenue sources and not included as part of the special benefit assessments allocated to properties within this District. However, the costs associated with installation or improvement of any offsite facilities that benefit the parcels within this District as well as other properties (shared benefit) may be allocated to the parcels within the District based on their proportional special benefit from such improvements.

EQUIVALENT BENEFIT UNITS:

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 11 Although the Equivalent Benefit Unit method of apportioning special benefit is most commonly used and applied to districts that have a wide range of land use classifications (residential and non-residential use), this District is comprised of only residential properties and the following apportionment analysis of special benefit addresses only residential land uses. Not all land use types described in the following are necessarily applicable to the development of properties within this District, but are presented for comparison purposes to support the proportional special benefit applied to those land use types within the District.

EBU APPLICATION BY LAND USE:
(1) Single-family Residential — This land use is defined as a fully subdivided residential home site with or without a structure. This land use is assessed 1.0 EBU per lot or parcel. This is the base value that the other properties are compared and weighted against (i.e. Equivalent Benefit Unit “EBU”). (2) Multi-family Residential — This land use is defined as a fully subdivided residential parcel that has more than one residential unit developed on the property. (This land use typically includes apartments, duplexes, triplex etc., but does not generally include condominiums, town-homes or mobile-home parks). Based on average population densities and size of the structure as compared to a typical single-family residential unit, multi-family residential parcels shall be proportionately assessed for the parcel’s total number of residential units utilizing a sliding benefit scale. Although multi-family properties typically receive similar benefits to that of a single-family residential, it would not be reasonable to conclude that on a per unit basis, the benefits are equal. Studies have consistently shown that the average multi-family unit impacts infrastructure approximately 75% as much as a single-family residence (Sample Sources: Institute of Transportation Engineers Informational Report Trip Generation, Fifth Edition; Metcalf and Eddy, Wastewater Engineering Treatment, Disposal, Reuse, Third Edition). These various studies indicate that most public improvements and infrastructure are utilized and impacted at reduced levels by multi-family residential units and a similar reduction in proportional benefit is appropriate. Furthermore, it is also reasonable to conclude that as the density (number of units) increases, the proportional benefit per unit tends to decline because the unit size and people per unit usually decreases.

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 12 per unit regardless of whether each unit is assigned an individual APN or there are multiple units assigned to an APN. (There is no adjustment for parcels with more than five units). (4) Planned-Residential Development — This land use is defined as any property for which a tentative or final tract map has been filed and approved (a specific number of residential lots and units has been identified) and the property is expected to be subdivided within the fiscal year or is part of the overall improvement and development plan for the District. This land use classification often times involves more than a single parcel (e.g. the approved tract map encompasses more than a single APN). Each parcel that is part of the approved tract map shall be assessed proportionately for the proposed or estimated residential type and units to be developed on that parcel as part of the approved tract map. Accordingly, each parcel is assigned an appropriate number of benefit units that reflects the development of that property at build-out. (The EBU assigned to each parcel shall represent the combination of single-family, condominium, multi-family units to be developed). (5) Vacant Residential — This land use is defined as property currently zoned for residential development, but a tentative or final tract map for the property has not yet been approved. Based upon the opinions of professional appraisers who appraise market property values for real estate in California, the land value portion of a property typically ranges from 20 to 30 percent of the total value of a developed residential property (the average is about 25 percent). Although the assessed value of an individual property is not a direct reflection of the property’s special benefit, this general correlation between land value and structure value does provide a reasonable basis for apportioning special benefit for vacant residential properties. Utilizing this twenty-five percent (25%) apportionment and the number of single-family residential units typically developed per acre of land (an average of 4 residential units per acre) an Equivalent Benefit Unit of 1.0 EBU per acre (4 units per acre x 25%) is derived and presents an appropriate apportionment of special benefit for vacant residential properties. Recognizing that the full and timely utilization of vacant property is reduced as the size of the property increases, it has been determined that the maximum EBU assigned to a vacant residential parcel shall not exceed 25.0 EBU (parcels in excess of 25 acres are assigned 25.0 EBU). Parcels less than one acre, shall be assigned a minimum of 1.0 EBU (similar to a vacant lot within a residential tract).
(6) Exempt Parcels — This land use identifies properties that are not assessed and are assigned 0.0 EBU. This land use classification may include but is not limited to:
 Lots or parcels identified as public streets and other roadways (typically not assigned an APN by the County);
 Dedicated public easements including open space areas, utility rights-of- way, greenbelts, parkways, parks or other publicly owned properties that are part of the District improvements or may provide other benefits to private properties within the District.;  Private properties that cannot be developed independently from an adjacent property, such as common areas, sliver parcels or bifurcated lots or properties with very restrictive development use.

These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment, but shall be reviewed annually by the assessment engineer to confirm the parcels current development status. Government owned properties or public 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 13 properties are not necessarily exempt properties and shall be subject to special benefit assessment unless it qualifies for an exempt status.
(7) Special Cases — In many districts where multiple land use classifications are involved, there are usually one or more properties for which the standard land use classifications do not accurately identify the special benefits received from the improvements. For example, a parcel may be identified as a Vacant Residential property, however only a small percentage of the parcel’s total acreage can actually be developed. In this case, an appropriate calculation would be based on the net acreage that can be utilized rather than the gross acreage of the parcel.

The following table provides a summary of land use classifications and the Equivalent Benefit Unit calculations previously outlined.

Property Type
Equivalent
Benefit Units Multiplier
Single-family Residential 1.00 Per Unit/Lot/Parcel
Multi-family Residential

0.75 Per Unit for the First 50 Units

0.50 Per Unit for Units 51-100

0.25 Per Unit for all Remaining Units
Condominium/Townhome Units 0.75 Per Unit
Planned Residential
Development

1.00 Per Planned SF Residential Lot

0.75 Per Planned Condominium

0.75 Per Unit for the First 50 Units

0.50 Per Unit for Units 51-100

0.25 Per Unit for all Remaining Units
Vacant Residential Land 1.00 Per Acre
Exempt Parcels 0.00 Per Parcel
The following formula is used to calculate each parcel’s EBU (proportional benefit).

Total Balance to Levy / Total EBU = Levy per EBU
Levy per EBU x Parcel EBU = Parcel Levy Amount

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 14 assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed." This definition and conditions were later confirmed through Senate Bill 919 (Proposition 218 implementing legislation).

The purpose of establishing an Assessment Range Formula is to provide for reasonable increases and inflationary adjustment to annual assessments without requiring costly noticing and mailing procedures, which could add to the District costs and assessments. As part of the District formation, the notice and assessment ballots presented to the property owners for approval included a maximum assessment amount for fiscal year 2005/2006 (initial maximum assessment), identification of the corresponding maximum assessment rate and a summary of the Assessment Range Formula described herein.

Beginning with Fiscal Year 2006/2007 and each fiscal year thereafter, the Maximum Assessment Rate has been recalculated and a new Maximum Assessment Rate established for the fiscal year utilizing the Assessment Range Formula described above. The Maximum Assessment Rate is calculated independent of the District’s annual budget and proposed assessment. The annual percentage change in CPI is based on available data provided by the U.S. Department of Labor; Bureau of Labor Statistics at the time the annual Report is prepared. Should the Bureau of Labor Statistics revise such index or discontinue the preparation of such index, the City shall use the revised index or comparable system as approved by the City Council for determining fluctuations in the cost of living. In January 2018, BLS introduced a new geographic area sample for the CPI. As part of the change the index for this area was renamed from San Francisco-Oakland-San Jose to San Francisco-Oakland-Hayward. The metropolitan area is comprised of Alameda, Contra Costa, Marin, San Francisco, San Mateo Counties in the State of California. This CPI will be used going forward.

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 15 mailed notice of the public hearing and property owner protest balloting. Property owners through the balloting process must approve a proposed new or increased assessment before such an assessment may be imposed.
6/10/25 | Item H6 | Attachment 3

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 16

6. ASSESSMENT DIAGRAM
The parcels within the Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) consist of the lots, parcels and subdivisions of land located in the residential development known as Las Lomas (Woodridge), Tract 2525-1. The District covers approximately one hundred and eleven acres (111.20 acres) in the southeast portion of the City of Atascadero.

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City of Atascadero
2025/26 Engineer’s Report – Street and Storm Drain Maintenance District No. 02 Las Lomas (Woodridge) 17

Non-assessable lots or parcels may include but are not limited to public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas, rights-ofway, common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has little or no value. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.

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City of Atascadero
Street & Storm Drain Maintenance No. 2
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 045-311-006 9000 CALLE MILANO RD XMT 0.0 $0.0000 $0.00
045-311-007 11410 ELIANO ST XMT 0.0 0.0000 0.00
045-311-008 9545 AVION RD XMT 0.0 0.0000 0.00
045-311-009 9425 CALLE MILANO XMT 0.0 0.0000 0.00
045-311-010 11505 HALCON RD COM 0.0 0.0000 0.00
045-311-013 11110 ELIANO ST XMT 0.0 0.0000 0.00
045-311-014 9341 DECHADO WAY MFR 17.8 16,968.9408 7,996.50 045-311-015 9261 LOS OLIVOS CIR MFR 24.8 23,710.6809 11,173.50 045-311-016 9110 CIRUELA WAY MFR 19.9 19,002.9219 8,955.00 045-312-001 9510 ALCOTAN RD SFR 1.0 954.9207 450.00
045-312-002 9520 ALCOTAN RD SFR 1.0 954.9207 450.00
045-312-003 11400 ELIANO ST SFR 1.0 954.9207 450.00
045-312-004 11390 ELIANO ST SFR 1.0 954.9207 450.00
045-312-005 11380 ELIANO ST SFR 1.0 954.9207 450.00
045-312-006 11370 ELIANO ST SFR 1.0 954.9207 450.00
045-312-007 11360 ELIANO ST SFR 1.0 954.9207 450.00
045-312-008 11350 ELIANO ST SFR 1.0 954.9207 450.00
045-312-009 11340 ELIANO ST SFR 1.0 954.9207 450.00
045-312-010 11320 ELIANO ST SFR 1.0 954.9207 450.00
045-312-011 11310 ELIANO ST SFR 1.0 954.9207 450.00
045-312-012 11305 ELIANO ST SFR 1.0 954.9207 450.00
045-312-013 11325 ELIANO ST SFR 1.0 954.9207 450.00
045-312-014 11335 ELIANO ST SFR 1.0 954.9207 450.00
045-312-015 11355 ELIANO ST SFR 1.0 954.9207 450.00
045-312-016 11365 ELIANO ST SFR 1.0 954.9207 450.00
045-312-017 11385 ELIANO ST SFR 1.0 954.9207 450.00
045-312-018 11395 ELIANO ST SFR 1.0 954.9207 450.00
045-312-019 11405 ELIANO ST SFR 1.0 954.9207 450.00
045-312-020 11415 ELIANO ST SFR 1.0 954.9207 450.00
045-312-021 11425 ELIANO ST SFR 1.0 954.9207 450.00
045-312-022 11435 ELIANO ST SFR 1.0 954.9207 450.00
045-312-023 9400 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-024 9410 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-025 9420 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-026 9430 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-027 9440 CALLE MILANO ST SFR 1.0 954.9207 450.00 045-312-028 9450 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-029 9460 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-030 9470 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-031 9480 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-032 9490 CALLE MILANO SFR 1.0 954.9207 450.00
045-312-033 9500 CALLE MILANO SFR 1.0 954.9207 450.00
Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 1 of 5 04/22/2025 08:35:31AM 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
Street & Storm Drain Maintenance No. 2
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 045-312-034 9510 CALLE MILANO RD SFR 1.0 954.9207 450.00 045-312-035 9520 CALLE MILANO RD SFR 1.0 954.9207 450.00 045-312-036 9535 AZOR LN SFR 1.0 954.9207 450.00
045-312-037 9525 AZOR LN SFR 1.0 954.9207 450.00
045-312-038 9515 AZOR LN SFR 1.0 954.9207 450.00
045-312-039 9505 AZOR LN SFR 1.0 954.9207 450.00
045-312-040 9495 AZOR LN SFR 1.0 954.9207 450.00
045-312-041 9485 AZOR LN SFR 1.0 954.9207 450.00
045-312-042 9475 AZOR LN SFR 1.0 954.9207 450.00
045-312-043 9465 AZOR LN SFR 1.0 954.9207 450.00
045-312-044 9470 AZOR LN SFR 1.0 954.9207 450.00
045-312-045 9480 AZOR RD SFR 1.0 954.9207 450.00
045-312-046 9500 AZOR LN SFR 1.0 954.9207 450.00
045-312-047 9520 AZOR LN SFR 1.0 954.9207 450.00
045-312-048 9530 AZOR LN SFR 1.0 954.9207 450.00
045-312-049 9540 AZOR LN SFR 1.0 954.9207 450.00
045-312-050 9550 AZOR LN SFR 1.0 954.9207 450.00
045-312-051 9515 ALCOTAN RD SFR 1.0 954.9207 450.00
045-312-052 9505 ALCOTAN RD SFR 1.0 954.9207 450.00
045-312-053 9495 ALCOTAN RD SFR 1.0 954.9207 450.00
045-312-054 9485 ALCOTAN RD SFR 1.0 954.9207 450.00
045-312-055 9475 ALCOTAN RD SFR 1.0 954.9207 450.00
045-312-056 9500 ALCOTAN RD SFR 1.0 954.9207 450.00
045-313-001 11455 MONTE VERDE DR SFV 1.0 954.9207 450.00 045-313-002 9500 VIA CIELO SFR 1.0 954.9207 450.00
045-313-003 9550 VIA CIELO SFR 1.0 954.9207 450.00
045-313-004 9600 VIA CIELO RD SFR 1.0 954.9207 450.00
045-313-005 9650 VIA CIELO RD SFR 1.0 954.9207 450.00
045-313-006 9700 VIA CIELO RD SFR 1.0 954.9207 450.00
045-313-007 9655 VIA CIELO RD SFR 1.0 954.9207 450.00
045-313-008 9625 VIA CIELO SFR 1.0 954.9207 450.00
045-313-009 9575 VIA CIELO SFR 1.0 954.9207 450.00
045-313-010 9565 VIA CIELO SFR 1.0 954.9207 450.00
045-313-011 9555 VIA CIELO SFR 1.0 954.9207 450.00
045-313-012 9505 VIA CIELO SFR 1.0 954.9207 450.00
045-313-013 9515 VIA CIELO SFR 1.0 954.9207 450.00
045-313-014 9525 VIA CIELO SFR 1.0 954.9207 450.00
045-313-015 9535 VIA CIELO SFR 1.0 954.9207 450.00
045-313-018 9350 VIA CIELO SFR 1.0 954.9207 450.00
045-313-019 9402 VIA CIELO LN SFR 1.0 954.9207 450.00
045-313-020 9450 VIA CIELO SFR 1.0 954.9207 450.00
045-313-021 11450 MONTE VERDE SFR 1.0 954.9207 450.00
Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 2 of 5 04/22/2025 08:35:31AM 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
Street & Storm Drain Maintenance No. 2
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 045-313-026 9250 VIA CIELO SFR 1.0 954.9207 450.00
045-313-027 9300 VIA CIELO SFR 1.0 954.9207 450.00
045-314-001 11290 ELIANO ST SFR 1.0 954.9207 450.00
045-314-002 11280 ELIANO ST SFR 1.0 954.9207 450.00
045-314-003 11270 ELIANO ST SFR 1.0 954.9207 450.00
045-314-004 11260 ELIANO ST SFR 1.0 954.9207 450.00
045-314-005 11250 ELIANO ST SFR 1.0 954.9207 450.00
045-314-006 11240 ELIANO ST SFR 1.0 954.9207 450.00
045-314-007 11220 ELIANO ST SFR 1.0 954.9207 450.00
045-314-008 11215 ELIANO ST SFR 1.0 954.9207 450.00
045-314-009 11225 ELIANO ST SFR 1.0 954.9207 450.00
045-314-010 11235 ELIANO ST SFR 1.0 954.9207 450.00
045-314-011 11245 ELIANO ST SFR 1.0 954.9207 450.00
045-314-012 11255 ELIANO ST SFR 1.0 954.9207 450.00
045-314-013 11265 ELIANO ST SFR 1.0 954.9207 450.00
045-314-014 11275 ELIANO ST SFR 1.0 954.9207 450.00
045-314-015 11285 ELIANO ST SFR 1.0 954.9207 450.00
045-314-016 11290 AVION RD SFR 1.0 954.9207 450.00
045-314-017 11280 AVION RD SFR 1.0 954.9207 450.00
045-314-018 11270 AVION RD SFR 1.0 954.9207 450.00
045-314-019 11260 AVION RD SFR 1.0 954.9207 450.00
045-314-020 11250 AVION RD SFR 1.0 954.9207 450.00
045-314-021 11240 AVION RD SFR 1.0 954.9207 450.00
045-314-022 11230 AVION RD SFR 1.0 954.9207 450.00
045-314-023 11210 AVION RD SFR 1.0 954.9207 450.00
045-314-024 11200 AVION RD SFR 1.0 954.9207 450.00
045-314-025 11205 AVION RD SFR 1.0 954.9207 450.00
045-314-026 11215 AVION RD SFR 1.0 954.9207 450.00
045-314-027 11225 AVION RD SFR 1.0 954.9207 450.00
045-314-028 11235 AVION RD SFR 1.0 954.9207 450.00
045-314-029 11245 AVION RD SFR 1.0 954.9207 450.00
045-314-030 11255 AVION RD SFR 1.0 954.9207 450.00
045-314-031 11275 AVION RD SFR 1.0 954.9207 450.00
045-314-032 11285 AVION RD SFR 1.0 954.9207 450.00
045-314-033 11295 AVION RD SFR 1.0 954.9207 450.00
045-315-001 11210 ELIANO ST SFR 1.0 954.9207 450.00
045-315-002 11190 ELIANO ST SFR 1.0 954.9207 450.00
045-315-003 11180 ELIANO ST SFR 1.0 954.9207 450.00
045-315-004 11170 ELIANO ST SFR 1.0 954.9207 450.00
045-315-005 11160 ELIANO ST SFR 1.0 954.9207 450.00
045-315-006 11150 ELIANO ST SFR 1.0 954.9207 450.00
045-315-007 11140 ELIANO ST SFR 1.0 954.9207 450.00
Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 3 of 5 04/22/2025 08:35:31AM 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
Street & Storm Drain Maintenance No. 2
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 045-315-008 11130 ELIANO ST SFR 1.0 954.9207 450.00
045-315-009 11120 ELIANO ST SFR 1.0 954.9207 450.00
045-315-010 11105 ELIANO ST SFR 1.0 954.9207 450.00
045-315-011 11115 ELIANO ST SFR 1.0 954.9207 450.00
045-315-012 11125 ELIANO ST SFR 1.0 954.9207 450.00
045-315-013 11100 AVION RD SFR 1.0 954.9207 450.00
045-315-014 11165 ELIANO ST SFR 1.0 954.9207 450.00
045-315-015 11185 ELIANO ST SFR 1.0 954.9207 450.00
045-315-016 11195 ELIANO ST SFR 1.0 954.9207 450.00
045-315-017 11205 ELIANO ST SFR 1.0 954.9207 450.00
045-315-018 11180 AVION RD SFR 1.0 954.9207 450.00
045-315-019 11170 AVION RD SFR 1.0 954.9207 450.00
045-315-020 11160 AVION RD SFR 1.0 954.9207 450.00
045-315-021 11150 AVION RD SFR 1.0 954.9207 450.00
045-315-022 11130 AVION RD SFR 1.0 954.9207 450.00
045-315-023 11110 AVION RD SFR 1.0 954.9207 450.00
045-315-024 11105 AVION RD SFR 1.0 954.9207 450.00
045-315-025 11115 AVION RD SFR 1.0 954.9207 450.00
045-315-026 11125 AVION RD SFR 1.0 954.9207 450.00
045-315-027 11135 AVION RD SFR 1.0 954.9207 450.00
045-315-028 11145 AVION RD SFR 1.0 954.9207 450.00
045-315-029 11155 AVION RD SFR 1.0 954.9207 450.00
045-315-030 11165 AVION RD SFR 1.0 954.9207 450.00
045-315-031 11175 AVION RD SFR 1.0 954.9207 450.00
045-315-032 11185 AVION RD SFR 1.0 954.9207 450.00
045-315-033 11195 AVION RD SFR 1.0 954.9207 450.00
045-316-040 XMT 0.0 0.0000 0.00
045-316-041 9350 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-042 9352 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-043 9354 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-044 9356 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-045 9358 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-046 9360 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-047 9362 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-048 9364 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-049 9366 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-050 9368 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-051 9369 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-052 9367 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-053 9374 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-054 9363 RIBERENA CIR CON 0.8 716.1905 337.50
045-316-055 9361 RIBERENA CIR CON 0.8 716.1905 337.50
Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 4 of 5 04/22/2025 08:35:31AM 6/10/25 | Item H6 | Attachment 3

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City of Atascadero
Street & Storm Drain Maintenance No. 2
Final Billing Detail Report for Fiscal Year 2025/26
APN Address Land Use Benefit Units Max Assessment Grand Total 045-316-056 9355 RANADA CIR CON 0.8 716.1905 337.50
045-316-057 9357 RANADA CIR CON 0.8 716.1905 337.50
045-316-058 9359 RANADA CIR CON 0.8 716.1905 337.50
045-316-059 9361 RANADA CIR CON 0.8 716.1905 337.50
045-316-060 9363 RANADA CIR CON 0.8 716.1905 337.50
045-316-061 9371 CADENCIA CT CON 0.8 716.1905 337.50
045-316-062 9373 CADENCIA CT CON 0.8 716.1905 337.50
045-316-063 9375 CADENCIA CT CON 0.8 716.1905 337.50
045-316-064 9377 CADENCIA CT CON 0.8 716.1905 337.50
045-316-065 9379 CADENCIA CT CON 0.8 716.1905 337.50
045-316-066 9381 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-067 9383 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-068 9385 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-069 9387 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-070 9389 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-071 9388 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-072 9386 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-073 9384 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-074 9382 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-075 9380 CIELO AZUL CT CON 0.8 716.1905 337.50
045-316-076 XMT 0.0 0.0000 0.00
045-316-078 XMT 0.0 0.0000 0.00
045-316-079 XMT 0.0 0.0000 0.00
191 Accounts 231.8 $221,302.8712 $104,287.50
Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 5 of 5 04/22/2025 08:35:31AM 6/10/25 | Item H6 | Attachment 3

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6/10/25 | Item H6 | Attachment 4

DRAFT RESOLUTION C

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING THE FINAL ENGINEER’S

REPORT REGARDING THE LANDSCAPING AND LIGHTING
DISTRICT NO. 02 (LAS LOMAS [WOODRIDGE]), AND THE LEVY AND

COLLECTION OF ANNUAL ASSESSMENTS RELATED THERETO IN
FISCAL YEAR 2025/2026
WHEREAS, the City Council of the City of Atascadero, California (hereafter referred to as the “City Council”), pursuant to the provisions of Part 2 of Division 15 of the California Streets and Highways Code, did by previous Resolution order the Engineer, NBS, to prepare and file a report in accordance with Article 4 of Chapter 1 of Part 2 of Division 15 of the California Streets and Highways Code, commencing with Section 22500, in connection with the proposed levy for Landscaping and Lighting District No. 02 (Woodridge) (hereafter referred to as the “District”) and the collection of assessments related thereto for the fiscal year starting July 1, 2025 and ending June 30, 2026; and
WHEREAS, the Engineer has prepared and filed with the City Clerk of the City of Atascadero and the City Clerk has presented to the City Council such report entitled “Engineer’s Annual Levy Report for the Landscaping and Lighting District No. 02 (Woodridge), fiscal year 2025/2026” (hereafter referred to as the “Engineer’s Report”) in accordance with the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”); and WHEREAS, the City Council has carefully examined and reviewed the Engineer’s Report as presented, and is satisfied with the items and documents as set forth therein, and finds that the levy of assessments has been spread in accordance with the special benefits received from the improvements, operation, maintenance and services to be performed, as set forth in said Engineer’s Report.

NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero:

SECTION 1. The above recitals are true and correct.

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6/10/25 | Item H6 | Attachment 4
c) The Budget that outlines the costs and expenses to service and maintain the improvements including incidental expenses authorized by the Act to operate the District. d) An Assessment Diagram that identifies the boundaries of the District. e) An Assessment Roll containing each of the Assessor Parcel Numbers that comprise the District and the proportional maximum assessment and annual assessment for fiscal year 2025/2026.

SECTION 3. The Engineer’s Report as presented, is hereby approved, and is ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection.

SECTION 4. The City Clerk shall certify to the passage and adoption of this Resolution and the minutes of this meeting shall so reflect the adoption and approval of the Engineer’s Report.

PASSED AND ADOPTED at a regular meeting of the City Council held on the __th day of June, 2025.

On motion by Council Member ______ and seconded by Council Member _______, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF ATASCADERO:
________________________________
Charles Bourbeau, Mayor
ATTEST:

Lara K. Christensen, City Clerk

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6/10/25 | Item H6 | Attachment 5

DRAFT RESOLUTION D

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ATASCADERO, CALIFORNIA, ORDERING THE LEVY AND
COLLECTION OF ASSESSMENTS FOR FISCAL YEAR 2025/2026 FOR LANDSCAPING AND LIGHTING DISTRICT NO. 02 (LAS LOMAS
[WOODRIDGE])
WHEREAS, the City Council of the City of Atascadero, California (hereafter referred to as City Council) has by previous Resolutions initiated proceedings and declared its intention to levy special benefit assessments against parcels of land within the Landscaping and Lighting District No. 02 (Woodridge) (hereafter referred to as the “District”) for fiscal year 2025/2026, said fiscal year commencing July 1, 2025 and ending June 30, 2026; pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code, commencing with Section 22500 (hereinafter referred to as the "Act") to pay the costs and expenses of operation, maintenance, repair and servicing of local landscaping, street lighting and appurtenant facilities related thereto; and
WHEREAS, the Engineer selected by the City Council has prepared and filed with the City Clerk, and the City Clerk has presented to the City Council an Engineer’s Report in connection with the proposed levy of special benefit assessments upon eligible parcels of land within the District, and the City Council did by previous Resolution adopt and approve said Engineer’s Report; and WHEREAS, the City Council desires to levy and collect assessments against parcels of land within the District for the fiscal year commencing July 1, 2025 and ending June 30, 2026, to pay the costs and expenses of operation, maintenance, repair and servicing of local landscaping, street lighting, and appurtenant facilities related thereto; and WHEREAS, the City and its legal counsel have reviewed Proposition 218 and found that these assessments comply with applicable provisions of Section XIIID of the California State Constitution.

NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero:

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6/10/25 | Item H6 | Attachment 5
SECTION 3. The City Council hereby orders the proposed improvements to be made, which improvements are briefly described as the maintenance, operation, administration, and servicing of the improvements that may include, but is not limited to local streetlights, landscaping, parks and open space areas within the District and appurtenant facilities related thereto.

SECTION 5. The City shall deposit the money representing assessments collected by the County for the District to the credit of a fund for the Landscaping and Lighting District No. 02 (Woodridge), and such money shall be expended for the maintenance, operation and servicing of the improvements as described in the Engineers Report and generally described in Section 3 of this Resolution.

SECTION 6. The adoption of this Resolution constitutes the levy of assessments for the fiscal year commencing July 1, 2025, and ending June 30, 2026.

SECTION 7. The City Clerk or their designee is hereby authorized and directed to file the levy with the County Auditor, per Sections 22645-22647 of the Act, upon adoption of this Resolution.

PASSED AND ADOPTED at a regular meeting of the City Council held on the __th day of June, 2025.

On motion by Council Member ______ and seconded by Council Member _______, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF ATASCADERO:
________________________________
Charles Bourbeau, Mayor
ATTEST:

Lara K. Christensen, City Clerk

Page 225 of 258 ends

nbsgov.com
Prepared by:

Corporate Headquarters
32605 Temecula Parkway, Suite 100
Temecula, CA 92592
Toll free: 800.676.7516
Fiscal Year 2025/26 Engineer’s Report For:

Landscaping and Lighting District
District No. 02 Las Lomas (Woodridge)
May 2025
6/10/25 | Item H6 | Attachment 6

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CITY OF ATASCADERO
Landscaping & Lighting District No. 02
Las Lomas (Woodridge)

6500 Palma Avenue
Atascadero, CA 93422
Phone – (805) 461-5000
Fax – (805) 461-7612

CITY COUNCIL
Charles Bourbeau, Mayor
Mark Dariz, Mayor Pro Tem
Susan Funk, Council Member
Seth Peek, Council Member
Heather Newsom, Council Member

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