0 ATTACHMENT 1
DOWNTOWN CHULA VISTA
COMMUNITY BENEFIT DISTRICT
DCV CBD)
ASSESSMENT ENGINEER’ S
REPORT
Being Established for a 20-year Term Pursuant to the City of Chula Vista’s Community Benefit District Ordinance
Chapter 5.14 added to Title 5 of the Chula Vista Municipal Code.
Prepared by
Edward V. Henning
California RegisteredProfessional Engineer # 26549
Edward Henning & Associates
August 11, 2026
v 3.1
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 1 ASSESSMENT ENGINEER’ S REPORT
To Whom It May Concern:
I hereby certify to the best of my professional knowledge and experience that each of the identified benefiting properties located within the proposed Downtown Chula Vista Community Benefit District DCV CBD") being established for a 20 year term will receive a special benefit over and above the benefits conferred on the public at large and that the amount of the proposed assessmentis proportional to, and no greater than the benefits conferred on eachrespective property. As required by State Law, I have personally prepared this entire Report and hereby attest to all of its contents.
Introduction
This report serves as the “ detailed engineer’s report” required by Section 4(b) of Article XIIID of the California Constitution to support the benefit property assessments to be levied within the proposed DCV CBD in the City of Chula Vista, California being established for a 20 year term. The discussion and analysis contained within this Report constitutes the required “nexus” of rationale between assessment amounts levied and special benefits conferred on real properties within the proposed DCV CBD.
August 10, 2026
3/31/28
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 2 Background
The DCV CBD is a property-based benefit assessmenttype district being established for a 20 year term pursuant to the City of Chula Vista’s Community Benefit District Ordinance, codified Under Municipal Code Chapter
5.14 added to Title 5 (the “Ordinance”), which supplements Section 36600 et seq. of the California Streets and Highways Code (as amended), also known as the Property and BusinessImprovement District Law of 1994 the “Act”). Due to the benefit assessmentnature of assessmentslevied within a property and business improvement district (“ PBID”) or community benefit district (“ CBD”), district program costs are to be distributed amongst all identified benefiting properties based on the proportional amount of special benefit each property is expected to derive from the assessmentslevied. Only those properties on which special benefits are expectedto be conferred from assessmentfunded programs and activities may be assessedand only in an amount proportional to the relative special benefits expected to be conferred on each property.
Supplemental Article XIIID Section 4(b) California Constitution Procedures and Requirements
Proposition 218, approved by the voters of California in November of 1996, addsa supplementalarray of proceduresand requirements to be carried out prior to levying a property-basedassessmentlike the DCV CBD. Theserequirementsarein addition to requirementsimposed by Stateand local assessmentenabling laws. These requirements were “chaptered” into law as Article XIIID Section 4(b) of the California Constitution ( hereinafter Article XIIID).
Since Article XIIID provisions will affect all subsequentcalculations to be made in the final assessment formula for the DCV CBD, each of these supplemental requirements will be taken into account and addressedin this Report. The key provisions of Article XIIID along with a description of how the DCV CBD complies with eachof theseprovisions are delineated below.
Note: All section references below pertain to Article XIII D of the California Constitution) DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 3 Finding 1. From Section 4(a): “Identify all parcels which will have a special benefit conferred upon them and upon which an assessment will be imposed”
Boundaries
The proposed Downtown Chula Vista CBD ( DCV CBD) consists of approximately 27 square blocks blocks vary in size on each side of both Third Avenue, in general with E Street as the northern boundary north and south sidesof the street, I Streetasthe southernboundary, (north side only) and on the eastand west side of Third Avenue which following the predominantly commercial and governmental parcels in a varying boundary. There are 253 parcels owned by 199 property owners. The boundaries also include large parcels and buildings owned by both the City and County of San Diego. The boundary of the DCV CBD and parcelswithin it areshown on the map of the DCV CBD attachedasAppendix 2 to this Report.
District Boundary Rationale
The DCV CBD boundaries are comprised of parcels that highlight restaurants, bars, breweries, retailers, services, office buildings, government buildings, two hospitals, health care office buildings, banks and mixed- use residential condominiums, apartment units in general. The boundaries from the renewal of this property assessmentdistrict mirror, in general, the boundariesof the PBID approved by property owners in 2017 with an extension of the service area running westward on both sides of H Street, ending at the easternintersection of Fourth Avenue and H Street. Under the new local enabling ordinance, the term will allow the district to help fund and improve new projects throughout the district, over a maximum 20- year term. The new projects may include the creation of Memorial Plaza and new public spacescreatedand managed throughout the district boundaries.
Northern Boundary
The northern boundary of the proposedDCV CBD is boundedby E Streeton the north, including the north and south sides of E Street ending at parcel 566- 240- 011 on the east, the parcel at the northwest section of the intersection of Del Mar Avenue and E Street. On the west side, the district endsat parcel 566-232-010, 566- 232- 018, 566- 232- 013 and parcel 566- 232- 017 which serves as the group of parcels defining the northwest corner of the District boundaries. No District special benefit servicesshall be provided north of the northern District boundary.
Western Boundary
The western boundary of the proposedDowntown Chula Vista CBD includes the parcel at the southwest corner of the intersection of E Street and Landis Avenue, parcel 568 -043-022. The western boundary continues southward running along the west side of the parcels from 568- 043022 ending at parcel 568- 151- 022. The western boundary then extends westward to include parcels 568- 153- 001, 568- 153- 002 west of Garrett Street and F street). The western boundary then crosses southward at F Street to include the following parcels running southward on a variety of blocks starting with parcel 568-270-031, then crossessouthward at Fourth Avenue and runs southward on the west side of parcels 568-270-029, 568- 270-044. The western boundary continues southward and runs along the west side of Third Avenue from Park Way and Third Avenue including all the parcels along the west side of Third Avenue, parcel 573 - 300- 046 running southward to parcels 573- 450- 066. The western boundary then moves westward to both sides of H Street ending at parcel 568- 450- 55 at Fourth Avenue and H Street ( north side) and parcel 573010-021 at Fourth Avenue and H Street (south side). The western boundary then runs eastwardon the south side of H Street, up to Third Avenue. From there the western boundary turns at H Street turning southward to include the County owned buildings including parcel 573-100-037, 573-100-039 and 573- DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 4 100-038, ending at the northwestern corner of the intersection of I Street and Third Avenue, parcel 573- 100- 038. No District programs and services will be provided west of the western District boundary.
Southern Boundary
The southern boundary of the proposed DCV CBD ends at two parcels at the northwestern parcel of the intersection of I Street and Third Avenue, parcel 573- 100- 038 and then includes the parcel at the northeasterncorner of I Street and Third Avenue, parcel 573-110-024. No District programs and services will be provided south of the southern District boundary.
Eastern Boundary
The easternboundary of the proposed DCV CBD starts at the northeasternparcel of the intersection of I Street and Third Avenue, parcel 573- 110- 024 and then proceeds northward on the east side of Third Avenue including all the parcelson the eastside of Third Avenue up to parcel 573-512-039 at Alvarado Street. The easternboundary then continues running northward along the eastside of Third Avenue including parcels 573- 420- 021, 573- 420- 020 and parcel 573- 420- 019. The eastern boundary then continues northward running along the eastside of Third Avenue including all the parcelsbetweenthe alley eastof Third Avenue to Third Avenue from Alvarado Street on the south to Center Street on the north. All the parcels between Third Avenue and the alley to the east of Third Avenue are included in the easternboundary. At Center Street, the eastern boundary continues northward to include all the parcels between the east side of Third Avenue andthewestsideof Del Mar Avenue, ending at F Street (parcel568-333-011). The easternboundary then moves northward along the east side of Church Avenue starting at parcel 568- 162011 at the northeasterncorner of the intersection of F Street and Church Avenue and continues northward including all the parcels fronting along the east side of Church Avenue ending at the parcel on E Street, parcel 569- 072-026. The easternboundary terminatesat the parcel on the north side of E Street and Del Mar Avenue, parcel 566- 240- 011. No District programs and services will be provided east of the eastern District boundary.
Summary
All identified parcels within the above- described boundaries and shall be assessed to fund supplemental special benefit programs, services and improvements as outlined in the Management District Plan (the Plan”) and in this Assessment Engineer’ s Report ( the “ Report”). All DCV CBD funded services, programs and improvements provided within the above-describedboundariesshall confer special benefit to identified assessed parcels inside the DCV CBD boundaries and none will be provided outside of the DCV CBD. Each assessedparcel within the DCV CBD will proportionately specially benefit from the DCV CBD funded Civil Sidewalks- Safety- Cleanliness, District Identity- Placemaking, Administration and Contingency-Reserveasdescribedin more detail under “Work Plan”, beginning on page12 of this Report.
These services, programs and improvements are intended to improve commerce, employment, rents, livability andcommercial andresidential occupancyratesof parcelsand businesseswithin the DCV CBD by reducing litter and debris, deterring crime, marketing the available goods and services and installing beautification elements, eachconsiderednecessaryin a competitive properly managedmixed-usebusiness district. All DCV CBD funded services programs and improvements are considered supplemental, above normal baselevel servicesprovided by the City of Chula Vista andareonly provided for the specialbenefit of assessedparcels within the boundaries of the DCV CBD.
A list of all parcels included in the proposed DCV CBD is shown as Appendix 1, attached to this Report with their respectiveSanDiego County assessorparcel number. The boundary of the proposedDCV CBD and parcels within it are shown on the map of the DCV CBD attached as Appendix 2 to this Report.
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 5 Finding 2. From Section 4(a): “Separate general benefits (if any) from the special benefits conferred on parcel( s). Only special benefits are assessable. “
QUANTITATIVE BENEFIT ANALYSIS
As stipulated in Article XIIID Section 4(b) of the California Constitution, assessment district programs and activities confer a combination of general and special benefits to properties, but the only program benefits that can be assessed are those that provide special benefit to the assessed properties. For the purposesof this analysis, a “generalbenefit” is hereby defined as: “A benefit to properties in the areaand in the surrounding community or benefit to the public in general resulting from the improvement, activity, or service to be provided by the assessmentlevied”. “Special benefit” asdefined by Article XIIID means a distinct benefit over and above general benefits conferred on real property located in the district.
The property uses within the boundaries of the DCV CBD that will receive special benefits from DCV CBD funded programs and services are currently an array of restaurants, bars, breweries, retailers, services, office buildings, government buildings and market rate apartment units with future residential condominiums. Services, programs and improvements provided and funded by the DCV CBD are primarily designed to provide special benefits as described below to identified assessed parcels and the array of land uses within the boundaries of the DCV CBD and are over and above services already provided by the City to the general public at large.
The proposed DCV CBD programs, improvements and services and Year 1 budget allocation are as follows:
Year 1 - DCV CBD Special Benefit Cost Allocations ( Assessment Revenue Only) * Civil Sidewalks-
Safety-
Cleanliness
District Identity
Placemaking Administration
Contingency
Reserve TOTAL
59.9629% 14.9907% 22.0537% 2.9927% 100.00%
416,000 $ 104,000 $ 153,000 $ 20,762 $ 693,762
Thesedollar numbers are rounded to the closestwhole dollar amount Assessedparcels are conferred proportionate special benefits from all DCV CBD funded programs, services and improvements which are intended to attract more customers, users, visitors, employees, tenantsand investors. DCV CBD programs, servicesand improvements are designedto increasebusiness volumes, sales transactions, occupancies, livability and rental income. These programs, services and improvements are designed to improve commerce and aesthetic appeal for owners, tenants, patrons, residents, visitors and employees of these parcels within the DCV CBD by reducing litter and debris, deterring crime, marketing the available goods and services and installing beautification elements, each considerednecessaryin a competitive properly managedmixed-use businessdistrict. Importantly, these services and improvements are in addition to services and improvements that the City provides to the generalpublic and are only provided to and funded by the assessedparcels.
Thesebenefits areparticular and distinct to eachand every identified and assessedparcel within the DCV CBD and are not provided to non-assessedparcels outside of the DCV CBD. Theseprograms, services and improvements will only be provided to each individual assessedparcel within the DCV CBD DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 6 boundariesand, in turn, confer proportionate special benefits to eachassessedparcel.
In the case of the DCV CBD, the very nature of the purpose of this CBD is to fund supplemental programs, servicesand improvements to assessedparcels within the DCV CBD boundariesabove and beyond what is being currently funded either via normal tax supported methods or other funding sources. All benefits derived from the assessmentsto be levied on assessedparcels within the DCV CBD are for services, programs and improvements directly and specially benefiting each individual assessed parcel within the DCV CBD. No DCV CBD funded services, activities or programs will be provided outside of the DCV CBD boundaries.
While every attempt is made to provide DCV CBD services and programs to confer special benefits only to thoseidentified assessedparcels within the DCV CBD. Article XIIID stipulates that the portion of the program costs that are attributable to general benefits must be assigned a value and funded from sources other than assessmentrevenue. A special benefit doesnot becomeor creategeneralbenefits if the special benefit creates or produces general benefits, either General benefits might be conferred on parcels within the DCV CBD, or “spillover” onto parcelssurrounding the DCV CBD, or to the public at large who might be passing through the DCV CBD with no intention of transacting business within the DCV CBD or interest in the DCV CBD itself.
Assessmentengineering experiencethroughout California has found that general benefits within a given business improvement district tend to range from 2-6% of the total costs. There are three methods that have been used by this AssessmentEngineer for determining general and special benefit values within assessment districts:
1) The parcel- by- parcel allocation method
2) The program/activity line-item allocation method, and 3) The composite district overlay determinant method.
A majority of PBID type districts in California for which this Assessment Engineer has provided assessmentengineering servicesin conformance with Article XIIID have usedMethod #3, the composite district overlay determinant method which will be used for the DCV CBD. This method of computing the value of general benefit involves a composite of three distinct types of general benefit – general benefit to assessed parcels within the DCV CBD, general benefit to the public at large within the DCV CBD and generalbenefit to parcelsoutside the DCV CBD.
General Benefit – AssessedParcelswithin the DCV CBD
DCV CBD funded programs are narrowly designed and carefully implemented to specially benefit the assessedDCV CBD parcelsand areonly provided for the specialbenefit to eachand every assessedparcel within the DCV CBD. It is the opinion of this Engineer, based on over 30 years of professional assessment engineering experience and knowledge of similar factors used in similar type business improvement districts throughout California by other Assessment Engineer’ s, that nearly 100% of benefits conferred on the 253 assessedparcelswithin the DCV CBD are distinct and special. In the caseof the DCV CBD, it is projected that there are 0.25% general benefits conferred on these parcels. This high ratio of special benefits to general benefits is becausethe DCV CBD funded programs and servicesare specially geared to the unique needs of each parcel within the DCV CBD and are directed specially only to these parcels within the DCV CBD and arein addition to servicesprovided City- wide and to the generalpublic at large.
This concept is further reinforced by the proportionality of special benefits conferred on each parcel within DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 7 the DCV CBD asdetermined by the special benefit assessmentformula as it is applied to the unique and varying property characteristics of each parcel. The computed 0.25% general benefit value on the 253 assessedparcelswithin the DCV CBD equatesto $1,734 or (.25% x $693,762).
Spillover General Benefits to ParcelsOutside of DCV CBD While DCV CBD programs and services will not be provided directly to parcels outside the DCV CBD boundaries, it is reasonableto conclude that DCV CBD servicesmay confer an indirect generalbenefit on parcels adjacent to the DCV CBD boundaries. The California Court of Appeal has previously held that indirect benefits to non-assessedparcelsresulting from programs and servicesprovided directly and only to assessed parcels does not in and of itself create a general benefit. Nevertheless, out of an abundance of caution, and in light of certain adjacentparcels, this report analyzesthe potential for somegeneralbenefit.
An inventory of the DCV CBD boundaries finds that the DCV CBD is immediately surrounded by 140 parcels. Of these, 21 are commercial zoned parcels with commercial uses and 119 are either residentially zoned parcelswith residential usesor public or non-profit owned parcelswith public or non-profit uses.
The 140 parcels directly outside the DCV CBD boundaries can reasonably be assumedto receive some indirect general benefit as a result of DCV CBD funded programs, services and improvements. Based on over 30 yearsof assessmentengineering experienceand knowledge of similar factors usedin similar type business improvement districts throughout California by other Assessment Engineer’ s, it is the opinion of this Engineer that a benefit factor of 1.0 be attributed to the 253 assessedparcelswithin the DCV CBD, a benefit factor of 0.05 be attributed to general benefits conferred on the 21 commercial parcel located adjacentto or acrossthe street from assessedparcels within the DCV CBD, and a benefit factor of 0.005 be attributed to general benefits conferred on the 119 residential or public or non- profit parcels and uses located adjacentto or acrossthe streetfrom assessedparcelswithin the DCV CBD. The cumulative dollar value of this general benefit type equates to $4,545 ($ 2,892 + $ 1,653) as delineated in the following Table:
Spillover” General Benefits *
Parcel Type Quantity Benefit
Factor
Benefit
Units
Benefit
Percent
Benefit
Value
AssessedParcelsInside BID 253 1.000 253.00 99.3521% $ 693,762 Commercial Perimeter ParcelsOutside BID 21 0.050 1.05 0.4123% $ 2,892 Other Perimeter ParcelsOutside BID 119 0.005 0.60 0.2356% $ 1,653 TOTAL 254.65 100.00% $ 701,550
It is noted that some of these numbers are rounded to the closest whole dollar amount.
General Benefit - Public At Large
While the DCV CBD funded programs are narrowly designed and carefully implemented to specially benefit the assessedDCV CBD parcels, are provided directly and exclusively to assessedparcels, and are only provided for the special benefit to each and every assessedparcel within the DCV CBD, these programs also provide general benefits to the public at large within the DCV CBD.
For the proposed DCV CBD activities, assessment engineering experience in California, based on actual professionally conductedpedestrianintercept surveysin other similar businessimprovement type districts DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 8 hasfound that generally over 95% of people moving about within similar district boundariesare engaged in business related to assessed parcels and businesses located within them, while the public at large “ just passingthrough” is typically 5% or less. Districts with high levels of transit connecting nodesand patrons may have higher levels of general benefits conferred on non- engaged “passers-through”, i. e. the public at large.
Tangible servicesand improvements suchassecurity, benchesand shadetreeswould confer higher levels of general benefits on the public at large than say steam cleaned sidewalks, planters, decorative pavement and other generaldistrict managementand operation activities. Typically, a factor rangefrom 2.0% to 4%
0.02 to 0.04) is assigned to tangible streetscape/sidewalk type services, programs and improvements such as security, benchesand shadetrees; in turn, a factor ranging from 0.25% to 1.0% ( 0.0025 to 0.01) is assigned to intangible services, programs and improvements such as sidewalk and pavement cleaning, general landscape improvements and ancillary services such as district management, operations and overhead.
While the California Court of Appeal has previously held that a business improvement district that provides services directly to assessedproperties in addition to services provided to the public at large provides only a special benefit to the assessedparcels even if the special benefits produce general benefits to the public at large. Nevertheless, out of an abundanceof caution, this report identifies some general benefit.
Based on experience and the nature of the proposed DCV CBD funded programs and over 30 years of assessmentengineering experience, it is the opinion of this AssessmentEngineer that districtwide general benefit factors for each of the DCV CBD funded special benefit program element costs that provide a general benefit to the public at large are as shown in the Table below. These factors are applied to each program element cost in order to compute the dollar and percent value of districtwide general benefits to the public at large. The total dollar value of this generalbenefit type, public at large, equatesto $7,729 as delineated in the following Table:
GENERALBENEFITSTO “PUBLICAT LARGE” *
A B C E
Program Element Dollar
Allocation
General
Benefit
Percent
General
Benefit
Factor
General
Benefit Value
A x C)
Civil Sidewalks- Safety- Cleanliness $ 416,000 1.50% 0.0150 $ 6,240 District Identity- Placemaking $ 104,000 0.50% 0.0050 $ 520 Administration $ 153,000 0.50% 0.0050 $ 765
Contingency $ 20,762 0.50% 0.0050 $ 104
Total $ 693,762 $ 7,629
It is noted that someof thesenumbersare rounded to the closestwhole dollar amount.
Composite General Benefit
Basedon the general benefit values delineated in the three sections above, the total value of districtwide general benefits conferred on assessedparcels within the DCV CBD, on the public at large and on parcels outside the DCV CBD, equatesto $13,908 ($1,734 + $4,545 + $7,629). Total Year 1 program costs are DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 9 estimated $707,670. This AssessmentEngineer has determined that the general benefit value portion of this equates to $ 13,908 or 1.97% of the total estimated DCV CBD program costs. This leaves a value of
98.03% assigned to special benefit related costs. The general benefit percentage will now be conservatively rounded up to 2.0% of the total revised program costs of $ 707, 920 or $ 14,158. Subtracting the composite generalbenefit value of $14,158 from the revised total estimatedprogram cost of $707,920 results in a special benefit value of $ 693, 762. This is the total amount of assessments to be levied on the 253 assessedparcels in the proposed renewed DCV CBD for Year 1. General benefit costs of $ 14,158 will need to be funded by other non- assessment sources.
A breakdown of projected special and districtwide general benefits for Years 1-20 for each program element is shown in the following Table:
20 Year Special + General Benefit Costs ( Assumes max of 7% Annual Increase) * These dollar numbers are rounded to the closest whole dollar amount)
YR PROGRAM CATEGORY
SPECIAL
BENEFIT
ASSESSMENT
COSTS
GENERAL
BENEFIT
NON-
ASSESSMENT
COSTS
TOTAL
ADJUSTED
COSTS
OF
TOTAL
1 Civil Sidewalks-Safety-Cleanliness $ 416,000 $ 8,490 $ 424,490 59.9629% District Identity - Placemaking $ 104,000 $ 2,122 $ 106,122 14.9907% Administration $ 153,000 $ 3,122 $ 156,122 22.0537%
Contingency - Reserve $ 20, 762 $ 424 $ 21,186 2.9927%
Total $ 693,762 $ 14,158 $ 707,920 100.0000%
2 Civil Sidewalks-Safety-Cleanliness $ 445,120 $ 9,084 $ 454,204 59.9629% District Identity - Placemaking $ 111,280 $ 2,271 $ 113,551 14.9907% Administration $ 163,710 $ 3,341 $ 167,051 22.0537%
Contingency - Reserve $ 22,215 $ 454 $ 22,669 2.9927%
Total $ 742,325 $ 15,150 $ 757,475 100.0000%
3 Civil Sidewalks-Safety-Cleanliness $ 476,278 $ 9,720 $ 485,998 59.9629% District Identity - Placemaking $ 119,070 $ 2,430 $ 121,500 14.9907% Administration $ 175,170 $ 3,575 $ 178,745 22.0537%
Contingency - Reserve $ 23,770 $ 486 $ 24,256 2.9927%
Total $ 794,288 $ 16,211 $ 810,499 100.0000%
4 Civil Sidewalks-Safety-Cleanliness $ 509,617 $ 10,400 $ 520,017 59.9629% District Identity - Placemaking $ 127,405 $ 2,600 $ 130,005 14.9907% Administration $ 187,432 $ 3,825 $ 191,257 22.0537%
Contingency - Reserve $ 25,434 $ 520 $ 25,954 2.9927%
Total $ 849,888 $ 17,345 $ 867,233 100.0000%
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 10 5 Civil Sidewalks-Safety-Cleanliness $ 545,290 $ 11,128 $ 556,418 59.9629% District Identity - Placemaking $ 136,323 $ 2,782 $ 139,105 14.9907% Administration $ 200,552 $ 4,093 $ 204,645 22.0537%
Contingency - Reserve $ 27,214 $ 556 $ 27,770 2.9927%
Total $ 909,379 $ 18,559 $ 927,938 100.0000%
6 Civil Sidewalks-Safety-Cleanliness $ 583,460 $ 11,907 $ 595,367 59.9629% District Identity - Placemaking $ 145,866 $ 2,977 $ 148,843 14.9907% Administration $ 214,591 $ 4,380 $ 218,971 22.0537%
Contingency - Reserve $ 29,119 $ 595 $ 29,714 2.9927%
Total $ 973,036 $ 19,859 $ 992,895 100.0000%
7 Civil Sidewalks-Safety-Cleanliness $ 624,302 $ 12,740 $ 637,042 59.9629% District Identity - Placemaking $ 156,077 $ 3,185 $ 159,262 14.9907% Administration $ 229,612 $ 4,687 $ 234,299 22.0537%
Contingency - Reserve $ 31,157 $ 637 $ 31,794 2.9927%
Total $ 1,041,148 $ 21,249 $ 1,062,397 100.0000%
8 Civil Sidewalks-Safety-Cleanliness $ 668,003 $ 13,632 $ 681,635 59.9629% District Identity - Placemaking $ 167,002 $ 3,408 $ 170,410 14.9907% Administration $ 245,685 $ 5,015 $ 250,700 22.0537%
Contingency - Reserve $ 33,338 $ 682 $ 34,020 2.9927%
Total $ 1,114,028 $ 22,737 $ 1,136,765 100.0000%
9 Civil Sidewalks-Safety-Cleanliness $ 714,763 $ 14,586 $ 729,349 59.9629% District Identity - Placemaking $ 178,692 $ 3,647 $ 182,339 14.9907% Administration $ 262,883 $ 5,366 $ 268,249 22.0537%
Contingency - Reserve $ 35,672 $ 730 $ 36,402 2.9927%
Total $ 1,192,010 $ 24,329 $ 1,216,339 100.0000%
10 Civil Sidewalks-Safety-Cleanliness $ 764,796 $ 15,607 $ 780,403 59.9629% District Identity - Placemaking $ 191,200 $ 3,902 $ 195,102 14.9907% Administration $ 281,285 $ 5,742 $ 287,027 22.0537%
Contingency - Reserve $ 38,169 $ 781 $ 38,950 2.9927%
Total $ 1,275,450 $ 26,032 $ 1,301,482 100.0000%
11 Civil Sidewalks-Safety-Cleanliness $ 818,332 $ 16,699 $ 835,031 59.9629% District Identity - Placemaking $ 204,584 $ 4,175 $ 208,759 14.9907% Administration $ 300,975 $ 6,144 $ 307,119 22.0537%
Contingency - Reserve $ 40,841 $ 836 $ 41,677 2.9927%
Total $ 1,364,732 $ 27,854 $ 1,392,586 100.0000%
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 11 12 Civil Sidewalks-Safety-Cleanliness $ 875,615 $ 17,868 $ 893,483 59.9629% District Identity - Placemaking $ 218,905 $ 4,467 $ 223,372 14.9907% Administration $ 322,043 $ 6,574 $ 328,617 22.0537%
Contingency - Reserve $ 43,700 $ 895 $ 44,595 2.9927%
Total $ 1,460,263 $ 29,804 $ 1,490,067 100.0000%
13 Civil Sidewalks-Safety-Cleanliness $ 936,908 $ 19,119 $ 956,027 59.9629% District Identity - Placemaking $ 234,228 $ 4,780 $ 239,008 14.9907% Administration $ 344,586 $ 7,034 $ 351,620 22.0537%
Contingency - Reserve $ 46,759 $ 958 $ 47,717 2.9927%
Total $ 1,562,481 $ 31,891 $ 1,594,372 100.0000%
14 Civil Sidewalks-Safety-Cleanliness $ 1,002,492 $ 20,457 $ 1,022,949 59.9629% District Identity - Placemaking $ 250,624 $ 5,115 $ 255,739 14.9907% Administration $ 368,707 $ 7,526 $ 376,233 22.0537%
Contingency - Reserve $ 50,032 $ 1,025 $ 51,057 2.9927% Total $ 1,671,855 $ 34,123 $ 1,705,978 100.0000%
15 Civil Sidewalks-Safety-Cleanliness $ 1,072,666 $ 21,889 $ 1,094,555 59.9629% District Identity - Placemaking $ 268,168 $ 5,473 $ 273,641 14.9907% Administration $ 394,516 $ 8,053 $ 402,569 22.0537%
Contingency - Reserve $ 53,534 $ 1,097 $ 54,631 2.9927% Total $ 1,788,884 $ 36,512 $ 1,825,396 100.0000%
16 Civil Sidewalks-Safety-Cleanliness $ 1,147,753 $ 23,421 $ 1,171,174 59.9629% District Identity - Placemaking $ 286,940 $ 5,856 $ 292,796 14.9907% Administration $ 422,132 $ 8,617 $ 430,749 22.0537%
Contingency - Reserve $ 57,281 $ 1,174 $ 58,455 2.9927% Total $ 1,914,106 $ 39,068 $ 1,953,174 100.0000%
17 Civil Sidewalks-Safety-Cleanliness $ 1,228,096 $ 25,060 $ 1,253,156 59.9629% District Identity - Placemaking $ 307,026 $ 6,266 $ 313,292 14.9907% Administration $ 451,681 $ 9,220 $ 460,901 22.0537%
Contingency - Reserve $ 61,291 $ 1,256 $ 62,547 2.9927% Total $ 2,048,094 $ 41,802 $ 2,089,896 100.0000%
18 Civil Sidewalks-Safety-Cleanliness $ 1,314,063 $ 26,814 $ 1,340,877 59.9629% District Identity - Placemaking $ 328,518 $ 6,705 $ 335,223 14.9907% Administration $ 483,299 $ 9,865 $ 493,164 22.0537%
Contingency - Reserve $ 65,581 $ 1,344 $ 66,925 2.9927% Total $ 2,191,461 $ 44,728 $ 2,236,189 100.0000%
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 12 19 Civil Sidewalks-Safety-Cleanliness $ 1,406,047 $ 28,691 $ 1,434,738 59.9629% District Identity - Placemaking $ 351,514 $ 7,174 $ 358,688 14.9907% Administration $ 517,130 $ 10,556 $ 527,686 22.0537%
Contingency - Reserve $ 70,172 $ 1,438 $ 71,610 2.9927% Total $ 2,344,863 $ 47,859 $ 2,392,722 100.0000%
20 Civil Sidewalks-Safety-Cleanliness $ 1,504,470 $ 30,699 $ 1,535,169 59.9629% District Identity - Placemaking $ 376,120 $ 7,676 $ 383,796 14.9907% Administration $ 553,329 $ 11,295 $ 564,624 22.0537%
Contingency - Reserve $ 75,084 $ 1,539 $ 76,623 2.9927% Total $ 2,509,003 $ 51,209 $ 2,560,212 100.0000%
DCV CBD WORK PLAN
Overview
The services, programs andimprovements to be funded by the DCV CBD include Civil Sidewalks-Safety- Cleanliness, District Identity- Placemaking, Administration and Contingency- Reserve. The property uses within the boundaries of the DCV CBD that will receive special benefits from DCV CBD funded programs, services and improvements are currently an array of restaurants, bars, breweries, retailers, services, office buildings, government buildings and market rate apartment units with future residential condominiums zoned as mixed- use. Services, programs and improvements provided and funded by the DCV CBD are primarily designed to provide special benefits as described below to identified assessed parcels within the boundaries of the DCV CBD, and are different from, supplemental and/or in addition to servicesprovided by the City to the public at large.
These special benefits are particular and distinct to each and every identified assessedparcel within the DCV CBD and are not provided to non- assessed parcels outside of the DCV CBD. These programs, servicesand improvements will only be provided to eachindividual assessedparcel within the DCV CBD boundaries and, in turn, confer proportionate special benefits to each assessed parcel.
The very nature of the purpose of the DCV CBD is to fund supplemental programs, services and improvements to assessedparcels within the DCV CBD boundaries above and beyond the base line services provided by the City of Chula Vista. The City of Chula Vista does not provide these supplemental programs and services to non-assessedparcels. All benefits derived from the assessmentsto be levied on assessed parcels within the DCV CBD are for services, programs and improvements directly benefiting each individual assessedparcel within the DCV CBD. No DCV CBD funded services, activities or programs will be provided outside of the DCV CBD boundaries.
The program special benefit cost allocations of the DCV CBD assessment revenues for Year 1-2026 are shown in the Table on page 15 of this Report. The projected program special benefit cost allocations of the DCV CBD assessment revenues for the 20- year term of the DCV CBD, assuming a 7% maximum annual assessmentrate increase, are shown in the Table on page14 of this Report.
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 13 WORK PLAN DETAILS
The servicesto be provided by the DCV CBD ( i.e. Civil Sidewalks-Safety-Cleanliness, District Identity- Placemaking, Administration and Contingency- Reserve) are all designed to contribute to the cohesive urban fabric to ensureeconomic successand vitality of each assessedparcel within the proposed DCV CBD. The assessed parcels in the DCV CBD will specially benefit from the DCV CBD programs in the form of increasing commerceand improving economic success, livability and vitality through meeting the DCV CBD Goals: to improve cleanliness, safety, beautification, landscaping and to attract and retain businessesand services, generate more pedestrian and visitor traffic and to increase commerce and improve the economic viability of each individual assessed parcel.
Assessed parcels are conferred proportionate special benefits from all DCV CBD funded programs, services and improvements which are intended to attract more customers, users, visitors, employees, tenants, residents and investors. DCV CBD programs, services and improvements are designed to increase business volumes, sales transactions, occupancies and rental income. These programs, services and improvements are designed to improve commerce, livability and aesthetic appeal for owners, tenants, patrons, residents, visitors and employees of these parcels within the DCV CBD by reducing litter and debris, deterring crime, marketing the available goods and services and installing beautification elements, eachconsiderednecessaryin a competitive properly managedbusinessdistrict.
Thesebenefits are particular and distinct to eachand every identified and assessedparcel within the DCV CBD and are not provided to non- assessed parcels outside of the DCV CBD. These programs, services and improvements will only be provided to each individual assessedparcel within the DCV CBD boundaries and, in turn, confer proportionate " special benefits” to each assessed parcel.
The following programs, services and improvements are proposed by the DCV CBD to specially benefit eachand every individually assessedparcel within the DCV CBD boundaries..
CIVIL SIDEWALKS – SAFETY – CLEANLINESS $ 416,000 60%
Examples of this category of special benefit services and costs may include, but are not limited to:
Regular sidewalk and gutter sweeping
Periodic sidewalk steamcleaning
Beautification of the district
Enhancedtrash emptying (over and above city services)
Timely graffiti removal, within 48 hours as necessary
Maintenance of existing and new public spaces
Maintenance of the new proposed Memorial Plaza
Set up and take down of special events
Installation and maintenance of flowers throughout the district ( outside of medians) Possible supplemental services provided to the City of Chula Vista through contracting out services in city assets such as the downtown parking structure Personnelto managein-houseor contracted maintenanceand any security teams.
The goal of the Civil Sidewalk-Safety-Cleanliness work plan component is to ensurethat all identified assessed parcels are clean, well maintained and safe, thereby creating an attractive DCV CBD for the special benefit of each and every assessedDCV CBD parcel. These supplemental services will assist in creating a clean, orderly and safer environment for the special benefit of each assessedparcel in the DCV DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 14 CBD. A well maintained, securedand managedenvironment may improve commerceand and may attract patrons, visitors and tenants and increase rents and occupancies. For the land uses within the DCV CBD this work plan component is designedto increasecommerceand customer activity, attract and retain new business, residents and patrons, and may increase rents and occupancies for the assessed parcels within the DCV CBD boundaries. Each assessedparcel will specially benefit from the Civil Sidewalk-Safety- Cleanliness programs which will only be provided to, and for the direct benefit of, each identified assessed parcel within the DCV CBD boundaries.
DISTRICT IDENTITY - PLACEMAKING – $ 104, 000 15%
Examplesof this category of special benefit servicesand costsmay include, but are not limited to:
Traditional eventsdone by the Downtown Chula Vista Association Contracting with social media, public relations firm
Enhancing current City holiday and seasonaldecorations
Branding of Downtown Chula Vista so a positive image is promoted to the public Activation of Memorial Plaza
Banner programs
Public spacedesign and improvements
Personnel to manage in- house or contracted public relations, web site maintenance and social media contractors.
The District Identity- Placemaking component is designed to promote the image of DCV CBD with physical improvements and amenities to attract and increase pedestrian activity and both business and residential occupancies. This program helps meet the goals of business and service attraction and retention and increased commerce while attracting new businesses, residents and investors.
The District Identity- Placemaking component is also designed with the intent to increase the public’ s awareness of the DCV CBD as a single destination in order to attract consumers to the rich collection of attractions, events, and services which will ultimately lead to increased commerce and livability. For example, the DCV CBD will publish a regular e-newsletter to keep property owners informed of upcoming events and services. The Owners’ Association will use its website to promote the assessed DCV CBD parcels in an effort to increase awareness of the DCV CBD as a destination for consumers and business and residential tenantsand increaseoccupancy and commerce on the assessedparcels. The website will provide visitors with information about the DCV CBD and comply with the open meetings and records provisions of the Brown Act.
ADMINISTRATION - $ 153, 000 22%
Examplesof this category of special benefit servicesand costsmay include, but is not limited to:
Staff and administrative costs, contracted or in- house Directors and Officers and General Liability Insurance
Office related expenses
Office and equipment rent
Financial reporting and accounting
Legal work
CONTINGENCY - RESERVE - $20,762 3%
Examples of this category of special benefit services and costs include, but is not limited to:
Delinquencies, City/ County fees, reserves
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 15 The Administration and Contingency-Reserve components are key to the proper expenditure of DCV CBD assessment funds and the administration of DCV CBD programs and activities for the special benefit of all parcels and land useswithin the DCV CBD. The Administration and Contingency-Reservework plan component exists only for the purposes of the DCV CBD and directly relates to the implementation of cleaning, security and beautification, district identity and improvement programs and services, which specially benefit each identified assessedparcel within the DCV CBD boundaries.
In summary, all DCV CBD funded services, programs and improvements described above confer special benefits to identified assessedparcelsinside the DCV CBD boundariesand nonewill be provided outside of the DCV CBD. Each assessed parcel within the DCV CBD will proportionately specially benefit from Civil Sidewalks-Safety-Cleanliness, District Identity- Placemaking, Administration and Contingency- Reserve. These services, programs and improvements are intended to improve commerce, employment, rents, livability and occupancyratesof assessedparcelswithin the DCV CBD by reducing litter, deterring crime, marketing the available goods and services and installing physical improvements, each considered necessaryin a competitive properly managedmixed-usebusinessdistrict. All DCV CBD funded services programs and improvements are considered supplemental, above normal base level services provided by the City of Chula Vista and are only provided for the special benefit of each and every assessedparcel within the boundaries of the DCV CBD.
WORK PLAN BUDGET
Each identified assessed parcel within the DCV CBD will be assessed the full amount of the proportionate special benefit conferred upon it based on the level of DCV CBD funded services provided. The projected DCV CBD program special benefit ( assessments) allocation budget for Year 1 is shown in the following Table:
DCV CBD Year 1 Special Benefit Assessment Budget by Zone * These numbers are rounded to the closest whole dollar amount) Civil Sidewalks- Safety-
Cleanliness
District
Identity -
Placemaking Administration
Contingency
Reserve TOTAL
59.9629% 14.9907% 22.0537% 2.9927% 100%
416,000 $ 104,000 $ 153,000 $ 20,762 $ 693,762
In order to carry out the DCV CBD programs outlined in the previous section, a Year 1 assessment budget of $ 693, 762 is projected. Since the DCV CBD is being proposed for a 20- year term, projected program costs for future years (Years 2-20) are set at the inception of the DCV CBD. While future inflationary and other program cost increases are unknown at this point, a maximum annual increase of 7% per year, commensurateto special benefits conferred on each assessedparcel, is incorporated into the projected program costs and assessment rates for the DCV CBD.
Funding carryovers, if any, may be reapportioned the following year for related programs, services and improvements in accordance with the Plan. Detailed annual budgets will be prepared by the DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 16 Property Owners’ Association Board and included in the Annual Report for the City Council’s review and approval.
It is recognized that market conditions may cause the cost of providing goods and services to fluctuate from year to year for the proposed DCV CBD. Accordingly, the Owners’ Association shall have the ability to reallocate any budget line item within the budget categories in the Management District Plan subject to the review and approval by the Owners’ Association Board. Any surplus or unspentfunds, per category, shall be accumulated year to year over the life of the DCV CBD. Such reallocation will be included in the Annual Report for approval by the City of Chula Vista City Council pursuant to related City policies. Any accrued interest or delinquent payments may be expended in any budget category in accordancewith the Management District Plan.
A 20-year projected DCV CBD special benefit budget is shown in the following Table:
YEAR 1-20 PROJECTED DCV CBD ASSESSMENT BUDGET SUMMARY ( Special Benefits) * Assumes7% max rate increaseper year)
Thesenumbers are rounded to the closestwhole dollar amount) YR
Civil
Sidewalks-
Safety-
Cleanliness
District
Identity -
Placemaking Administration
Contingency
Reserve TOTAL
59.9629% 14.9907% 22.0537% 2.9927% 100.00%
1 $ 416,000 $ 104,000 $ 153,000 $ 20,762 $ 693,762
2 $ 445,120 $ 111,280 $ 163,710 $ 22,215 $ 742,325
3 $ 476,278 $ 119,070 $ 175,170 $ 23,770 $ 794,288
4 $ 509,617 $ 127,405 $ 187,432 $ 25,434 $ 849,888
5 $ 545,290 $ 136,323 $ 200,552 $ 27,214 $ 909,379
6 $ 583,460 $ 145,866 $ 214,591 $ 29,119 $ 973,036
7 $ 624,302 $ 156,077 $ 229,612 $ 31,157 $ 1,041,148
8 $ 668,003 $ 167,002 $ 245,685 $ 33,338 $ 1,114,028
9 $ 714,763 $ 178,692 $ 262,883 $ 35,672 $ 1,192,010
10 $ 764,796 $ 191,200 $ 281,285 $ 38,169 $ 1,275,450
11 $ 818,332 $ 204,584 $ 300,975 $ 40,841 $ 1,364,732
12 $ 875,615 $ 218,905 $ 322,043 $ 43,700 $ 1,460,263
13 $ 936,908 $ 234,228 $ 344,586 $ 46,759 $ 1,562,481
14 $ 1,002,492 $ 250,624 $ 368,707 $ 50,032 $ 1,671,855 15 $ 1,072,666 $ 268,168 $ 394,516 $ 53,534 $ 1,788,884 16 $ 1,147,753 $ 286,940 $ 422,132 $ 57,281 $ 1,914,106 17 $ 1,228,096 $ 307,026 $ 451,681 $ 61,291 $ 2,048,094 18 $ 1,314,063 $ 328,518 $ 483,299 $ 65,581 $ 2,191,461 19 $ 1,406,047 $ 351,514 $ 517,130 $ 70,172 $ 2,344,863 20 $ 1,504,470 $ 376,120 $ 553,329 $ 75,084 $ 2,509,003 The DCV CBD assessmentsmay increasefor eachindividual parcel eachyear during the life of the DCV CBD, but not to exceed 7% per year, commensurate to special benefits received by each assessed parcel, and must be approvedby the Owners’ Association Board of Directors, included in the Annual Report and adopted by the City of Chula Vista City Council. Any accrued interest and delinquent payments will be DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 17 expended within the budgeted categories. The Owners’ Association Board of the Directors (“Property Owners’ Association of the DCV CBD) shall determine the percentage increase, if any, to the annual assessment, not to exceed7% per year. The Owners’ Association Executive Director shall communicate the annual increase to the City each year in which the DCV CBD operates at a time determined in the Administration Contract held betweenthe Owners’ Association and the City of Chula Vista. No bondsare to be issued in conjunction with the proposed DCV CBD.
Pursuant to the Ordinance, any funds remaining after the 20- Year term will be rolled over into the renewal budget or returned to stakeholdersin accordancewith the Ordinance. If the DCV CBD is terminated for any reason or disestablished, unencumbered/ unexpended funds will be returned to the property owners in accordancewith the Ordinance.
Finding 3. From Section 4(a): “( Determine) the proportionate special benefit derived by each parcel in relationship to the entirety of the.......... cost of public improvement( s) or the maintenance and operation expenses........... or the cost of the property related service being provided.
Each identified assessedparcel within the DCV CBD will be assessedbasedon property characteristics unique only to that parcel. Based on the specific needs and corresponding nature of the program activities to be funded by the proposed DCV CBD ( i.e. Civil Sidewalks-Safety-Cleanliness, District Identity- Placemaking, Administration and Contingency- Reserve), it is the opinion of this Assessment Engineer that the assessmentfactors on which to baseassessmentratesrelate directly to the proportionate amount of building area, land area and street frontage of each parcel except as noted herein within one benefit zone.
The calculated assessmentrates are applied to the actual assessedfactor quantities of each parcel and thereby are proportional to each and every other identified assessed parcel within the DCV CBD as a whole. Larger parcels and those with larger buildings and/or street frontage are projected to impact the demand for services and programs to a greater extent than smaller parcels or smaller buildings or street frontages and thus, are assigneda greater proportionate degreeof assessmentprogram and service costs .
The proportionality is further achieved by setting targeted formula component weights for the respective parcel by parcel identified property attributes.
The proportionate special benefit cost for eachparcel hasbeencalculated basedon proportionate formula components and is listed in the Plan and this Report. The individual percentages ( i.e. proportionate relationship to the total special benefit related program and activity costs) are computed by dividing the individual parcel assessment by the total special benefit program related costs.
Finding 4. From Section 4(a): “ No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel.” Not only are the proposed program costs reasonable due to the benefit of group purchasing and contracting which would be possible through the proposed DCV CBD, they are also considerably less than other options considered by the DCV CBD Formation Committee. The actual assessment rates for each parcel within the DCV CBD directly relate to the level of service and, in turn, special benefit to be conferred on each parcel based on the respective amount of building area, land area and street frontage of each parcel DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 18 except as noted herein within one benefit zone.
Finding 5. From Section 4(a): “Parcels…..... that are owned or used by any (public) agency shall not be exempt from assessment….......”
Article XIIID states that “ parcels within a District that are owned or used by any agency, the State of California or the United Statesshall not be exempt from assessmentunless the agency can demonstrate by clear and convincing evidence that those publicly- owned parcels in fact receive no special benefit.” There are currently 27 public and/or tax exempt owned parcels within the boundaries of the proposed DCV CBD. Of theseparcels, 21 are owned by the City of Chula Vista, 2 by the County of San Diego, 1 by Pacific Bell, 1 by Sweetwater Authority ( water agency), 1 by Scripps Health and 1 by Sharp Healthcare.
DCV CBD services are designed to improve the cleanliness and image of assessedpublicly owned parcels andfacilities for visitors, their employees, studentsandusersof public facilities on publicly owned parcels within the DCV CBD by reducing litter and debris, deterring crime and improving their image, each considereddetractions to employment, visitation and useof public facilities if not contained and properly managed. In turn, these services will serve to enhance the public purpose provided by public facilities and parcelswithin DCV CBD.
It is the opinion of this AssessmentEngineer that there is no clear and convincing evidence that any of these public owned and/or tax exempt parcels would not receive proportionate special benefits and thus, will not be exempt from assessmentsnor assesseddifferently than privately owned parcels. The Table below lists all publicly owned parcels within the proposed DCV CBD and their Year 1 assessment amounts:
PUBLIC OR TAX EXEMPT OWNED PARCELS
APN Legal Owner Site Street Year 1 Assessment % of Total 568- 044- 02- 00 CITY OF CHULA VISTA 205 LANDIS AVE $ 700. 00 0.10% 568- 044- 09- 00 CITY OF CHULA VISTA 245 LANDIS AVE $ 588. 00 0.08% 568- 044- 10- 00 CITY OF CHULA VISTA 245 LANDIS AVE $ 1, 400. 00 0.20% 568- 044- 11- 00 CITY OF CHULA VISTA 245 LANIS AVE $ 1, 820. 00 0.26% 568- 044- 18- 00 CITY OF CHULA VISTA 226 THIRD AVE $ 1,816.60 0.26% 568- 044- 19- 00 CITY OF CHULA VISTA 224 THIRD AVE $ 660.00 0.10% 568- 071- 18- 00 CITY OF CHULA VISTA 248 CHURCH AVE $ 1, 207. 68 0.17% 568- 071- 19- 00 CITY OF CHULA VISTA CHURCH AVE $ 876. 48 0.13% 568- 152- 02- 00 CITY OF CHULA VISTA 281 LANDIS AVE $ 700. 00 0.10% 568- 152- 03- 00 CITY OF CHULA VISTA 285 LANDIS AVE $ 700. 00 0.10% 568- 152- 29- 00 CITY OF CHULA VISTA LANDIS AVE $ 700. 00 0.10% 568- 152- 32- 00 CITY OF CHULA VISTA LANDIS AVE $ 3, 368. 48 0.49% 568- 153- 02- 00 CITY OF CHULA VISTA 365 F ST $ 24, 957. 10 3.60% 568- 162- 08- 00 CITY OF CHULA VISTA 281 CHURCH AVE $ 856. 76 0.12% 568- 162- 09- 00 CITY OF CHULA VISTA 287 CHURCH AVE $ 785. 28 0.11% 568- 270- 29- 00 CITY OF CHULA VISTA 340 F ST $ 35, 839. 76 5.17% 568- 270- 31- 00 CITY OF CHULA VISTA 315 4TH AVE $ 31, 023. 48 4.47% 568- 300- 44- 00 CITY OF CHULA VISTA 356 3RD AVE $ 3, 643. 84 0.53% 568- 333- 11- 00 CITY OF CHULA VISTA 270 F ST $ 7, 956. 96 1.15% DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 19 568- 350- 02- 00 CITY OF CHULA VISTA MADRONA AVE $ 907. 60 0. 13% 568- 350- 03- 00 CITY OF CHULA VISTA MADRONA AVE $ 940. 00 0.14% TOTAL $ 121, 448. 02 17. 51%
573- 100- 38- 00 COUNTY OF SAN DIEGO 590 3RD AVE $ 17, 423. 10 2.51% 573- 100- 39- 00 COUNTY OF SAN DIEGO 500 3RD AVE $ 65, 181. 00 9. 40% TOTAL $ 82, 604. 10 11. 91%
568- 410- 37- 00 PACIFIC BELL 420 3RD AVE $ 10, 128. 42 1. 46% 568- 450- 72- 00 SCRIPPS HEALTH 333 H ST $ 20, 139. 24 2.90% 573-040-19-00 SHARPHEALTHCARE 525 3RDAVE $ 5,620.00 0.81% 573- 100- 37- 00 SWEETWATER AUTHORITY 505 GARRETT AVE $ 5, 049. 16 0. 73% Finding 6. From Section 4(b): “ All assessmentsmust be supported by a detailed engineer’s report prepared by a registered professional engineer certified by the State of California”.
This report serves as the “detailed engineer’s report” to support the benefit property assessments proposed to be levied within the proposedDCV CBD.
Finding 7. From Section 4(c): “ The amount of the proposed assessment for each parcel shall be calculated ( along with) the total amount thereof chargeable to the entire district, the duration of such payments, the reason for such assessmentand the basis upon which the amount of the proposed assessment was calculated.”
The individual and total parcel assessments attributable to special property benefits are shown in Appendix 1 to the Plan and this Report. The proposedDCV CBD and resultant assessmentlevies will continue for 20 years unless disestablished. The reasons for the proposed assessments are outlined in Finding 2 above aswell asin the Plan. The calculation basisof the proposedassessmentis attributed to building area, land area and street frontage of each parcel except as noted herein within one benefit zone.
Assessment Formula Methodology
Step 1. Select “Benefit Unit( s)”
Background – Generic AssessmentFormula Development
The method used to determine special benefits derived by each identified assessedproperty within a CBD begins with the selection of a suitable and tangible basic benefit unit. For property related services, such as those proposed in the DCV CBD, the benefit unit may be measured in building size in square feet, parcel land areain squarefeet or parcel streetfrontage in linear feet or any combination of thesefactors.
Factor quantities for each parcel are then measured or otherwise obtained. From these figures, the amount of benefit units to be assignedto each property can be calculated. Special circumstancessuch as unique geography, land uses, development constraints etc. are carefully reviewed relative to specific programs and improvements to be funded by a CBD in order to determine any levels of different benefit that may apply on a parcel- by- parcel or categorical basis.
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 20 Based on the factors described above such as geography and nature of programs and activities proposed, an assessmentformula is developed which is derived from a singular or composite benefit unit factor or factors. Within the assessment formula, different factors may be assigned different “ weights” or percentageof values basedon their relationship to programs/servicesto be funded.
Next, all program and activity costs, including incidental costs, administration and ancillary program costs, are estimated. It is noted, as stipulated in Article XIIID Section 4(b) of the California Constitution, and now required of all property-basedassessmentdistricts, indirect or general benefit related costs may not be incorporated into the assessment formula and levied on the district properties; only direct or special” benefits related costsmay be used. Indirect or generalbenefits, if any, must be identified and, if quantifiable, calculated and factored out of the assessment cost basis to produce a “net” cost figure. In addition, Article XIIID Section 4(b) of the California Constitution also no longer automatically exempts publicly owned property from being assessed unless the respective public agency can provide clear and convincing evidence that their property does not specially benefit from the programs and services to be funded by the proposed special assessments. If special benefit is determined to be conferred upon such properties, they must be assessedin proportion to special benefits conferred in a manner similar to privately owned property assessments. (See pages 18- 19 of this Report for discussion regarding publicly owned parcelswithin the DCV CBD).
From the estimatedprogram costs, the value of a benefit unit or “unit cost” can be computed by dividing the total amount of estimated program costs by the total number of benefit units. The amount of assessment for each parcel can be computed at this time by multiplying the Unit Cost times the number of Benefit Units per parcel. This is known as “spreading the assessment” or the “assessment spread” in that all costs are allocated proportionately or “spread” amongstall benefitting properties within the CBD.
The method and basis of spreading program costs varies from one CBD to another based on local geographic conditions, types of programs and activities proposed, and size and development complexity of the district. CBDs may require secondary benefit zones to be identified to allow for a tiered assessment formula for variable or stepped-down benefits derived basedon general land usedifferentials or levels of services required or programmed to be provided.
DCV CBD Assessment Formula
Based on the specific needs and corresponding nature of the program activities to be funded by the proposed DCV CBD ( i. e. Civil Sidewalks- Safety- Cleanliness, District Identity– Placemaking, Administration and Contingency-Reserve) it is the opinion of this Assessment Engineer that the assessment factors on which to base assessment rates relate directly to the proportionate amount of building area, land areaand streetfrontage of eachparcel except asnoted herein within one benefit zone.
The “Benefit Units” will be expressedas a combined function of gross building squarefootage (Benefit Unit “ A”), parcel land square footage ( Benefit Unit “ B”), street frontage ( Benefit Unit “ C”) and residential condominium interior building square footage (Benefit Unit “ D”). Based on the shapeof the proposed DCV CBD, as well as the nature of the work program, it is determined that all identified properties will gain a direct and proportionate degreeof special benefit basedon the respectiveamount of building area, land area and street frontage of each parcel except as noted herein within one benefit zone. It is noted and explained in more detail on page 21 under “ Special Assessment Circumstances” that residential condominiums will be assessedbased only on interior building pad square footage of each unit.
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 21 The interaction of building area, land area and street frontage quantities is a common method of fairly and equitably spreading special benefit costs to the beneficiaries of CBD funded services, programs and improvements. These factors directly relate to the proportion of special benefit each assessed parcel will receive from DCV CBD funded activities, programs and improvements.
Building Area (Benefit Units A & D) is a direct measureof the static utilization of each parcel and its corresponding impact or draw on DCV CBD funded activities. The combined targeted revenue weight of Building Area (Units A & D) is about 40%. Units A and D will actually generate42,1651% of the overall assessment revenue
Land Area ( Benefit Unit B) is a direct measure of the current and future development capacity of each parcel and its corresponding impact or draw on DCV CBD funded activities. The targetedrevenueweight of Land Area ( Unit B) is about 40%. Unit B will actually generate 39.7907% of the overall assessment revenue.
StreetFrontage (Benefit Unit C) is a direct measureof eachparcel’s corresponding impact or draw on DCV CBD funded activities. The targeted revenue weight of Street Frontage ( Unit C) is about 20%. Unit C will actually generate18.0442% of the overall assessmentrevenue.
Special Assessment Circumstances
1. Residential Condominiums (future)
Residential condominium parcels ( which are zoned mixed- use) will be assessedas a separate category.
It is the opinion of this AssessmentEngineer that residential condominium parcelswill proportionately specially benefit from DCV CBD funded programs and activities, but differently than commercial parcels and other residential parcels with multiple units on them. As such, basedon the development configuration of such units which are generally multi floor buildings with no direct land or street frontage, the assessments for residential condominiums shall be assessed based solely on the internal building area of each residential condominium unit at the rate of $ 0.14 per square foot of internal building pad area, the same building area rate of all other land uses, subject to any approved annual rate increases. It is noted that downtown mixed-use zoning typically allows residential usessuch as apartments or condominiums but require a certain amount of commercial ground floor space and units which, in turn, are assessedon a pro-rated basisfor parcel land areaand streetfrontage (seebelow for mixed- use condominium assessment methodology).
2. Mixed- Use Condominiums
Ground floor commercial condominiums within the DCV CBD shall be assessedbasedon actual land area covered, condominium building area and direct street frontage for each unit. Because such uses are typically developed as part of a multi- floor mixed-usecomplex, special methodologies are needed to address the levy of assessments on such land uses as follows:
Multi- Floor Commercial Only Condominiums ( Upper Floors) Building areaassessedat respectivebuilding arearate and pro-rated for land areaand street frontage based on building area quantities of the whole complex Multi- Floor Mixed- Use Condominiums
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 22 Commercial condo (Seeabove for ground floor and upper floor locations) Residential condo ( See # 1 above)
3. Single Family Dwellings ( Non- Condominiums)
There are a few remaining single family occupied dwelling units with the proposed DCV CBD. It is the opinion of this Assessment Engineer that these parcels will not specially benefit from the proposed activities and improvements to be funded by the DCV CBD and thus will not be assessed. In the future, should these uses change and/or new developments occur on them, they will then be assessed similar to other parcelsand land useswithin the DCV CBD.
Changes to Building and/or Parcel Size
Any changes in building or parcel size as a result of new construction, demolitions, land adjustments including but not limited to lot splits, consolidations, subdivisions, street dedications, right of way setbacks shall have their assessment adjusted upon final City approval of such building and/or parcel adjustments.
Other Future Development
Other than future maximum rates and the assessment methodology delineated in this Report, future assessmentsmay increase for any given parcel if such an increase is attributable to events other than an increased rate or revised methodology, such as a change in the density, intensity, or nature of the use of land. Any changein assessmentformula methodology or ratesother than asstipulated in this Report would require a new Article XIIID ballot procedure in order to approve any such changes.
Step 2. Quantify Total Basic Benefit Units
Considering all identified specially benefiting parcelswithin the DCV CBD and their respectiveassessable benefit units, the cumulative quantities by factor and zone are shown in the following Table:
Year 1 – 2026 - AssessableBenefit Units
BLDG
AREA ( SF)
LAND
AREA
SF)
STREET
FRONTAGE
LF)
R-CONDO
BLDG
AREA
SF)
OF
ASSESSABLE
PARCELS
2,089,465 3,450,661 31,296 0 253
Considering all identified specially benefiting parcelswithin the DCV CBD and their respectiveassessable benefit units, the cumulative assessment revenues by factor are shown in the following Table:
Year 1 - Assessment Revenue
BLDG
ASSMT $
LAND
ASSMT $
STREET
FRONTAGE
ASSMT
REVENUE
R-CONDO
BLDG
ASSMT
REVENUE
TOTAL
ASSMT
REVENUE
292,525.10 $ 276,052.88 $ 125,184.00 $ 0.00 $ 693,761.98
42.1651% 39.7907% 18.0442% 0.0000% 100.00%
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 23 Step 3. Calculate Benefit Units for Each Property.
The number of Benefit Units for each identified benefiting parcel within the proposed DCV CBD was computed from data extracted from County Assessor records and maps. These data sources delineate current land uses, property areasand dimensions of record for eachtax parcel. While it is understood that this data does not represent legal field survey measurements or detailed title search of recorded land subdivision maps or building records, it does provide an acceptablebasis for the purpose of calculating property- based assessments. All respective property data being used for assessment computations will be provided to each property owner in the DCV CBD for their review. If a property owner believes there is an error on a parcel’s assessed quantities, the DCV CBD may confirm the data with the San Diego County Assessor’s office. If DCV CBD data matchesAssessor’s data, the property owner may opt to work with the Assessor’s office to correct the data so that the DCV CBD assessment may be corrected.
Step 4. Determine Assessment Formula
In the opinion of this Assessment Engineer, the general assessment formula for the proposed DCV CBD asshown in the Year 1 AssessmentRate Table above is asfollows:
Assessment = Building Area ( Unit A) Sq Ft x Unit A Rate Land Area ( Unit B) Sq Ft x Unit B Rate, plus
Street Frontage ( Unit C) Lin Ft x Unit C Rate
OR
Residential Condominium Building Area ( Unit D) Sq Ft x Unit D Rate AssessmentFormula Unit Rates
Basedon figures from the AssessableBenefit Units Table above, the assessmentratesfor eachfactor and zone are shown as calculated below:
Building Area Rate ( Unit A)
693, 761. 98 x 42.1651%) / 2,089, 465 assessable building area units = $ 0.14/ sq ft building area Land Area Rate Rate B (Unit B)
693, 761. 98 x 39.7907%) / 3,450, 661 assessable land area units = $ 0.08/ sq ft land area StreetFrontage Rate (Unit C)
693,761.98 x 18.0442%) / 31,296 assessablestreetfrontage units = $ 4.00/ LF streetfrontage Condo Building Area Rate (Unit D)
Set at $0.14/sq ft of interior unit building area
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 24 YEAR 1 Assessment Rates
BLDG
ASSMT
RATE
SF)
LAND
ASSMT
RATE
SF )
STREET
FRONTAGE
ASSMT
RATE
LF)
R-CONDO
BLDG
ASSMT
RATE
0.14 $ 0.08 $ 4.00 $ 0.14
The complete Year 1 assessment roll of all parcels to be assessed by the DCV CBD is included in this Report asAppendix I.
Step 5. Estimate Total DCV CBD Costs
The total projected 20-year DCV CBD special benefit costs are shown in the Table on page 16 of this Report assuming a maximum 7% increase per year.
Step 6. Separate General Benefits from Special Benefits and Related Costs (Article XIIID) Total Year 1 special and districtwide generalbenefit related costsare estimatedat $693,762. Districtwide general benefits are factored at 2.0% of the total benefit value ( see Finding 2 of this Report) with special benefits set at 98.0%. Article XIIID limits the levy of property assessmentsto costsattributed to special benefits only. The 2.0% general benefit value is computed to be $ 14,158 with a resultant 98.0% special benefit limit computed at $693, 762. Based on current property data and land uses, this is the maximum amount of Year 1 revenue that can be derived from property assessmentsfrom the subject District. All program costs associated with district- wide and site/ activity specific general benefits will be derived from sourcesother than DCV CBD assessments.
Step 7. Calculate “ Basic Unit Cost”
With a YR 1 assessmentrevenueportion of the budget setat $693,762 (specialbenefit only), the Unit Costs rates) are shown earlier in Step 4. The DCV CBD is proposed for a 20- year term. An annual inflationary assessmentrate increaseof up to 7%, commensurateto special benefits received by eachassessedparcel, may be imposed for future year assessments, on approval by the DCV CBD Property Owner’ s Association.
The maximum assessmentratesfor years 1-20 are shown in the Table below. The assessmentrateslisted constitute the maximum assessment rates that may be imposed for each year of the 20- year DCV CBD term.
DCV CBD – Maximum Assessment Rates - Years 1-20
Includes a 7%/ Yr. Max Increase)
YEAR
BLDG
ASSMT
RATE
SF)
LAND
ASSMT
RATE
SF )
FRONTAGE
ASSMT
RATE
LF)
R-CONDO
BLDG
ASSMT
RATE
SF)
1 $ 0.1400 $ 0.0800 $ 4.0000 $ 0.1400
2 $ 0.1498 $ 0.0856 $ 4.3480 $ 0.1522
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 25 3 $ 0.1603 $ 0.0916 $ 4.7263 $ 0.1654
4 $ 0.1715 $ 0.0980 $ 5.1375 $ 0.1798
5 $ 0.1835 $ 0.1049 $ 5.5845 $ 0.1954
6 $ 0.1963 $ 0.1122 $ 6.0704 $ 0.2124
7 $ 0.2100 $ 0.1201 $ 6.5985 $ 0.2309
8 $ 0.2247 $ 0.1285 $ 7.1726 $ 0.2510
9 $ 0.2404 $ 0.1375 $ 7.7966 $ 0.2728
10 $ 0.2572 $ 0.1471 $ 8.4749 $ 0.2965
11 $ 0.2752 $ 0.1574 $ 9.2122 $ 0.3223
12 $ 0.2945 $ 0.1684 $ 10.0137 $ 0.3503
13 $ 0.3151 $ 0.1802 $ 10.8849 $ 0.3808
14 $ 0.3372 $ 0.1928 $ 11.8319 $ 0.4139
15 $ 0.3608 $ 0.2063 $ 12.8613 $ 0.4499
16 $ 0.3861 $ 0.2207 $ 13.9802 $ 0.4890
17 $ 0.4131 $ 0.2361 $ 15.1965 $ 0.5315
18 $ 0.4420 $ 0.2526 $ 16.5186 $ 0.5777
19 $ 0.4729 $ 0.2703 $ 17.9557 $ 0.6280
20 $ 0.5060 $ 0.2892 $ 19.5178 $ 0.6826
Step 8. Spread the Assessments
The resultant assessment spread calculation results for each parcel within the DCV CBD are shown in the Plan and this Report and were determined by applying the DCV CBD assessmentformula to each identified benefiting property.
Miscellaneous DCV CBD Provisions
Time and Manner of Collecting Assessments:
Assessmentsshall be collected at the sametime and in the samemanner asad valorum taxes paid to San Diego County. The DCV CBD assessments shall appear as a separate line item on the property tax bills issuedby San Diego County. The City of Chula Vista is authorized to collect any assessmentsnot placed on the County tax rolls, or to place assessments, unpaid delinquent assessments, or penalties on the County tax rolls asappropriate to implement the Plan.
Bonds:
No bonds are to be issued in conjunction with the proposed DCV CBD.
Duration:
As allowed by the Ordinance, the DCV CBD will have a 20-year operation term, beginning January 1, 2027 and ending December 31, 2046. At that time, the DCV CBD may be renewed again in accordance with the Ordinance.
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 26 APPENDIX 1
DCV CBD
YR 1
ASSESSMENT ROLL
27 APN Year 1 Assessment
566-232-10-00 $ 6,549.52
566-232-13-00 $ 3,300.16
566-232-17-00 $ 7,056.00
566-232-18-00 $ 400.00
566-240-11-00 $ 1,829.98
566-240-28-00 $ 1,742.00
566-240-29-00 $ 3,247.44
566-240-30-00 $ 7,847.84
568-043-14-00 $ 9,656.00
568-043-15-00 $ 827.12
568-043-16-00 $ 1,076.32
568-043-17-00 $ 881.72
568-043-18-00 $ 829.92
568-043-20-00 $ 916.16
568-043-21-00 $ 826.84
568-043-22-00 $ 2,591.60
568-044-01-00 $ 1,760.00
568-044-02-00 $ 700.00
568-044-03-00 $ 918.68
568-044-04-00 $ 871.36
568-044-05-00 $ 1,036.00
568-044-06-00 $ 993.86
568-044-07-00 $ 852.04
568-044-08-00 $ 1,196.16
568-044-09-00 $ 588.00
568-044-10-00 $ 1,400.00
568-044-11-00 $ 1,820.00
568-044-12-00 $ 1,775.60
568-044-13-00 $ 1,166.36
568-044-14-00 $ 1,281.60
568-044-15-00 $ 1,311.00
568-044-16-00 $ 1,079.16
568-044-17-00 $ 680.76
568-044-18-00 $ 1,816.60
568-044-19-00 $ 660.00
568-044-20-00 $ 1,092.60
568-044-21-00 $ 981.44
568-044-22-00 $ 1,304.00
568-044-23-00 $ 1,878.30
568-071-01-00 $ 1,786.48
568-071-02-00 $ 1,342.52
568-071-03-00 $ 930.08
568-071-04-00 $ 646.76
568-071-05-00 $ 2,840.76
568-071-06-00 $ 597.12
568-071-07-00 $ 594.00
568-071-08-00 $ 1,073.02
568-071-09-00 $ 663.52
568-071-12-00 $ 1,058.88
568-071-13-00 $ 1,045.62
568-071-14-00 $ 1,278.08
568-071-15-00 $ 1,298.18
568-071-16-00 $ 2,922.48
568-071-17-00 $ 1,868.06
568-071-18-00 $ 1,207.68
568-071-19-00 $ 876.48
568-071-20-00 $ 1,120.68
568-071-23-00 $ 987.40
568-071-24-00 $ 2,210.18
568-071-25-00 $ 5,466.02
568-072-03-00 $ 1,008.50
568-072-04-00 $ 1,634.44
568-072-05-00 $ 1,049.52
568-072-06-00 $ 813.36
568-072-08-00 $ 1,278.34
568-072-09-00 $ 1,346.10
568-072-10-00 $ 1,029.56
568-072-11-00 $ 1,223.32
568-072-22-00 $ 1,859.92
568-072-23-00 $ 1,837.06
568-072-26-00 $ 1,262.56
568-072-28-00 $ 506.88
568-151-01-01 $ 324.08
568-151-01-02 $ 356.28
568-151-01-03 $ 345.64
568-151-01-04 $ 351.52
568-151-01-05 $ 308.40
568-151-01-06 $ 349.84
568-151-01-07 $ 383.16
568-151-01-08 $ 365.94
568-151-01-09 $ 365.94
568-151-01-10 $ 414.52
568-151-01-11 $ 360.62
568-151-01-12 $ 429.64
568-151-01-13 $ 358.80
568-151-01-14 $ 374.48
568-151-01-15 $ 321.28
568-151-01-16 $ 364.68
568-151-01-17 $ 371.96
568-151-01-18 $ 383.16
568-151-01-19 $ 322.68
568-151-01-20 $ 388.90
568-151-01-21 $ 426.98
568-151-02-00 $ 729.12
568-151-03-00 $ 1,201.48
568-151-08-00 $ 896.28
568-151-10-00 $ 1,160.60
568-151-11-00 $ 1,321.68
568-151-22-00 $ 7,233.48
568-151-23-00 $ 3,034.98
568-152-02-00 $ 700.00
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 28 568-152-03-00 $ 700.00
568-152-04-00 $ 1,981.04
568-152-06-00 $ 1,319.00
568-152-07-00 $ 973.70
568-152-08-00 $ 1,428.00
568-152-09-00 $ 1,260.00
568-152-10-00 $ 787.50
568-152-11-00 $ 1,012.20
568-152-13-00 $ 1,203.02
568-152-16-00 $ 1,538.46
568-152-17-00 $ 1,629.70
568-152-18-00 $ 1,317.60
568-152-19-00 $ 1,300.00
568-152-20-00 $ 1,142.22
568-152-22-00 $ 3,480.70
568-152-28-00 $ 2,520.30
568-152-29-00 $ 700.00
568-152-30-00 $ 1,042.94
568-152-31-00 $ 1,280.70
568-152-32-00 $ 3,368.48
568-153-02-00 $ 24,957.10
568-161-03-00 $ 1,601.20
568-161-04-00 $ 2,101.20
568-161-05-00 $ 524.22
568-161-06-00 $ 714.72
568-161-07-00 $ 672.00
568-161-09-00 $ 648.00
568-161-10-00 $ 1,188.00
568-161-11-00 $ 1,328.00
568-161-12-00 $ 1,377.00
568-161-13-00 $ 688.50
568-161-22-00 $ 1,149.92
568-161-23-00 $ 990.04
568-161-24-00 $ 990.04
568-161-25-00 $ 8,815.20
568-161-26-00 $ 2,044.84
568-161-27-00 $ 664.00
568-161-28-00 $ 1,720.28
568-161-34-00 $ 4,936.74
568-161-35-00 $ 1,749.68
568-161-36-00 $ 666.80
568-161-37-00 $ 594.00
568-161-38-00 $ 3,125.94
568-162-01-00 $ 1,649.04
568-162-02-00 $ 914.02
568-162-03-00 $ 1,054.86
568-162-05-00 $ 1,370.00
568-162-06-00 $ 1,144.18
568-162-07-00 $ 1,072.22
568-162-08-00 $ 856.76
568-162-09-00 $ 785.28
568-162-10-00 $ 924.42
568-162-11-00 $ 2,206.32
568-270-20-00 $ 3,276.02
568-270-21-00 $ 14,993.62
568-270-22-00 $ 6,949.92
568-270-23-00 $ 2,709.44
568-270-27-00 $ 2,513.20
568-270-29-00 $ 35,839.76
568-270-30-00 $ 3,786.26
568-270-31-00 $ 31,023.48
568-300-44-00 $ 3,643.84
568-300-46-00 $ 7,167.44
568-333-01-00 $ 3,211.52
568-333-02-00 $ 657.00
568-333-03-00 $ 657.00
568-333-04-00 $ 1,282.20
568-333-05-00 $ 828.00
568-333-06-00 $ 572.92
568-333-07-00 $ 578.50
568-333-08-00 $ 1,169.40
568-333-09-00 $ 3,509.60
568-333-10-00 $ 3,892.32
568-333-11-00 $ 7,956.96
568-334-01-00 $ 3,116.10
568-334-02-00 $ 687.00
568-334-03-00 $ 660.50
568-334-04-00 $ 2,723.34
568-334-16-00 $ 7,412.64
568-350-02-00 $ 907.60
568-350-03-00 $ 940.00
568-350-06-00 $ 1,569.56
568-350-07-00 $ 1,910.04
568-350-16-00 $ 1,146.30
568-350-19-00 $ 2,051.36
568-350-21-00 $ 1,045.06
568-350-23-00 $ 408.64
568-350-37-00 $ 3,321.20
568-350-39-00 $ 1,660.40
568-350-40-00 $ 1,391.46
568-350-43-00 $ 2,047.90
568-350-45-00 $ 379.56
568-350-48-00 $ 3,564.00
568-351-01-00 $ 1,132.00
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 29 568-351-02-00 $ 1,142.58
568-351-03-00 $ 1,731.58
568-351-04-00 $ 1,214.40
568-351-05-00 $ 350.00
568-351-06-00 $ 1,750.00
568-410-20-00 $ 3,801.20
568-410-29-00 $ 2,571.36
568-410-37-00 $ 10,128.42
568-410-62-00 $ 2,725.66
568-420-01-00 $ 2,371.50
568-420-02-00 $ 907.52
568-420-03-00 $ 1,045.00
568-420-04-00 $ 517.74
568-420-05-00 $ 447.60
568-420-06-00 $ 931.20
568-420-14-00 $ 2,220.00
568-420-15-00 $ 2,328.40
568-420-31-00 $ 792.00
568-450-28-00 $ 1,433.08
568-450-29-00 $ 974.16
568-450-30-00 $ 977.24
568-450-31-00 $ 1,308.36
568-450-32-00 $ 1,066.20
568-450-33-00 $ 5,586.40
568-450-50-00 $ 1,267.12
568-450-51-00 $ 5,105.36
568-450-55-00 $ 3,983.10
568-450-66-00 $ 20,965.34
568-450-67-00 $ 25,275.36
568-450-68-00 $ 1,971.60
568-450-70-00 $ 4,224.16
568-450-72-00 $ 20,139.24
568-511-21-00 $ 2,706.98
568-512-37-00 $ 1,596.00
568-512-39-00 $ 2,000.00
568-512-46-00 $ 4,459.04
573-010-14-00 $ 1,550.94
573-010-15-00 $ 845.60
573-010-16-00 $ 2,803.60
573-010-21-00 $ 3,083.68
573-010-23-00 $ 4,354.34
573-040-01-00 $ 3,014.24
573-040-02-00 $ 600.00
573-040-03-00 $ 540.00
573-040-04-00 $ 624.00
573-040-19-00 $ 5,620.00
573-061-01-00 $ 1,291.90
573-062-01-00 $ 1,150.88
573-062-25-00 $ 1,194.08
573-063-01-00 $ 1,450.00
573-063-08-00 $ 2,219.84
573-100-37-00 $ 5,049.16
573-100-38-00 $ 17,423.10
573-100-39-00 $ 65,181.00
573-110-01-00 $ 1,197.98
573-110-02-00 $ 1,013.60
573-110-03-00 $ 938.28
573-110-24-00 $ 3,745.90
30 APPENDIX 2
DCV CBD BOUNDARY MAP
DOWNTOWN CHULA VISTA CBD – ASSESSMENT ENGINEER’S REPORT 31