Prepared by:
Fiscal Year 2023/24 Engineer’s Report for:
Benefit Assessment District West
Washington Boulevard No. 1
May 2023
TABLE OF CONTENTS
1. ENGINEER’S LETTER ................................. ................................................... .................... 1
2. PLANS AND SPECIFICATIONS ............................................................................. .............. 2
2.1 Description of the District Boundaries ...................................................................... 2
2.2 Description of Improvements and Services .............................................................. 2
3. ESTIMATE OF COSTS ................................. ................................................... ................... 3
3.1 District Budget ........................................................................................................... 3
3.2 Definition of Budget Items ........................................................................................ 4
4. METHOD OF APPORTIONMENT .............................................................................. ......... 5
4.1 General ...................................................................................................................... 5
4.2 Special Benefit ........................................................................................................... 5
4.3 General Benefit ......................................................................................................... 6
4.4 Method of Assessment Spread ................................................................................. 6
4.5 Cost of Living Inflator ................................................................................................ 7
5. ASSESSMENT DIAGRAM ................................................................................... ............... 8
6. ASSESSMENT ROLL ...................................................................................... .................... 9
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 1
1. ENGINEER’S LETTER
WHEREAS , the City Council of the City of Culver City, State of California, under the Culver City Municipal Code (the “CCMC”), adopted its Resolution Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of an Engineer’s Report (the “Resolution of Initiation”) for the Benefit Assessment District West Washington Boulevard No. 1 (the “District”); WHEREAS , the Resolution of Initiation directed NBS to prepare and file a report presenting plans and specifications describing the general nature, location and extent of the improvements to be maintained, an estimate of cost 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 proposed to be assessed, and an assessment of the estimated costs of the maintenance, operations and servicing the improvements, assessing the net amount upon the assessable lots and/or parcels within the District in proportion to the special benefit received;
NOW THEREFORE , the following assessment is made to cover the portion of the estimated cost of maintenance, operation, and servicing of said improvements to be paid by the assessable real property within the District in proportion to the special benefit received:
SUMMARY OF ASSESSMENT
Description FY 2023/24 Amount
Total Budget Costs $70,508.25
Amount Carried Over from Improvement Fund (50,932.0 0)
Total Assessable Budget Costs $19,576.25
Total District Parcels 33
Total Assessable Linear Front Footage 1,863.05
Total Assessable Building Square Footage 132,564
Proposed Assessment per Linear Front Foot $7.35534
Proposed Assessment per Building Square Foot $0.044 30
Maximum Assessment per Linear Square Foot $9.17705
Maximum Assessment per Building Square Foot $0.0647 9
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 2
2. PLANS AND SPECIFICATIONS
The District provides for the continued administration, maintenance, operations, and servicing of various improvements located within the public right-of-way and dedicated easements within the boundaries of the District.
2.1 Description of the District Boundaries
The District is located in the City of Culver City (the “City”). The boundaries of the District are generally described as that area located west of Wade Street, east of Beethoven Street and along West Washington Boulevard.
2.2 Description of Improvements and Services
The improvements are the operation, maintenance, and servicing of eleven medians, landscaping, lighting, and appurtenant facilities, including, but not limited to, labor costs, utilities, material, contracting services and any other items necessary for the satisfactory maintenance and operation of the improvements as described below.
Reference is made to the plans and specifications for the improvements, which are on file with the City Clerk. The table below lists specific improvements within the District to be maintained:
Medians
Landscaping
Lighting
Irrigation
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 3
3. ESTIMATE OF COSTS
The estimated cost of administration, maintenance, operations, and servicing of the improvements as described in the Plans and Specifications are summarized below. The costs and expenses are reviewed each year, and the annual costs are projected for the following fiscal year.
3.1 District Budget
Budget Items
FY 202 3/24
Budget
ANNUAL DIRECT MAINTENANCE COSTS
Landscape Maintenance Costs $2,550.00
Water Costs 4,000.00
Electricity Costs 3,500.00
Mulch Replacement/Plant Replacement Costs 10,000.00
Subtotal Annual Direct Maintenance Costs $20,050.00
ANNUAL ADMINISTRATION COSTS
City Administration, Public Noticing, and County Fees $658.25 Consultants 4,800.00
Subtotal Annual Administration Costs $5,458.25
Total Annual Costs $25,508.25
REPAIR PROJECTS
Median Repair and Replanting $40,000.00
Subtotal Repair Projects $40,000.00
RESERVE FUNDING
Allocation to Reserves $5,000.00
Subtotal Reserve Funding Expenses $5,000.00
Total Budget Costs $70,508.25
Amount to be Carried Over from Improvement Fund ($5 0,932.00) Contributions from Other Sources (0.00)
Total Assessable Budget Costs $19,576.25
Rounding Adjustment (0.28)
Total Balance to Levy $19,575.97
Total District Parcels 33
Total Assessable Linear Front Footage 1,863.05
Total Assessable Building Square Footage 132,564
Assessment Per Linear Front Foot $7.35534
Assessment Per Building Square Foot $0.0 4430
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 4 It is the intent of the City to establish a reserve within the Improvement Fund that shall not exceed the estimated costs of annual maintenance and servicing to December 10 of the fiscal year, or whenever the City expects to receive its apportionment of special assessments and tax collections from the County, whichever is later. Due to current economic conditions, $5,000 in reserves will be retained in Fiscal Year 2023/24 to lessen the fiscal impact of the annual levy on property owners. The Improvement Fund balance information for the District is as follows:
3.2 Definition of Budget Items
The following definitions describe the services and costs included in the District Budget:
Direct Costs
Landscape Maintenance Costs include all labor, material and equipment required to properly maintain and ensure the satisfactory condition of all medians, palm trees, landscaping, lighting, and appurtenant facilities, on a bi-monthly basis.
Water Costs include the furnishing of water required for the operation and maintenance of the landscape and irrigation systems.
Electricity Costs include the furnishing of electricity required for the operation and maintenance of the palm tree up-lights.
Mulch Replacement Costs include once annually replenishment of mulch as required for the operation and maintenance of the landscaping and median facilities.
Plant Replacement Costs include the replacement of plants as required to ensure the satisfactory condition of the landscaping and median facilities (does not include replacement of palm trees).
Administration Costs
City Administration includes the cost to the departments and staff of the City for providing the coordination of the District services, operations and maintenance of the improvements, response to public concerns and education, and procedures associated with the levy and collection of assessments.
Consultants include the costs associated with contracting with professionals to provide services specific to the administration of the annual assessment levy.
County Fee includes fees charged by the County of Los Angeles for placing the assessments onto the tax rolls on a yearly basis. This fee is $0.25 per parcel plus $50 per district.
Repair Projects
Median Repair and Replanting includes all labor, material, and equipment necessary to repair damaged medians within the District and additional plant replacement needed to ensure satisfactory condition of medians.
Estimated Fiscal Year Ending June 30, 2022, Improvement Fund Balance $50,932.00 Assessment Amount for Fiscal Year 2023/24 19,575.97
Estimated Cost of Maintenance and Servicing through June 30, 2024 (65,508.25) Estimated Fiscal Year Ending June 30, 2023, Improvement Fund Balance 5,000.00
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 5
4. METHOD OF APPORTIONMENT
4.1 General
Pursuant to the CCMC and Article XIIID of the California Constitution, parcels that have a special benefit conferred upon them as a result of the maintenance and operation of improvements and services shall be identified and the proportionate special benefit derived by each identified parcel shall be determined in relationship to the entire costs of the maintenance and operation of improvements. The net amount to be assessed may be apportioned by any formula or method that fairly distributes the net amount among the assessable lots or parcels. Proposition 218, approved by the voters in November 1996, requires the City to separate general benefit from special benefit, whereas only special benefit is assessed.
Each parcel within the District receives special and direct benefit from the improvements and associated appurtenances located within the District.
4.2 Special Benefit
The landscape and median improvements were installed by the City and the continued maintenance is guaranteed through the establishment (formation) of the District. Since these improvements are for the benefit of the properties within the District and those properties receive special benefit from the maintenance of the improvements, only the property owners within the District are assessed for the said maintenance of improvements.
The ongoing and proper maintenance of landscaping improves the aesthetic appeal of the properties within the District providing a positive representation as well as the enhanced desirability of properties through association with the improvements. This increase in desirability provides a distinct special benefit to the parcels within the District, which includes higher occupancy rates and increased rental activity.
According to Judith Guido, Director of Marketing for LandCareUSA, landscaping can increase the resale value of a building up to 14% and speed up the sale of a building by six weeks. Also, as the primary use of parcels within the District is business/retail, studies have proven that greenery and associated landscaping attract shoppers to the area as well as stimulate economic growth (Kathleen Wolf, University of Washington: Economic and Public Value of Urban Forests).
According to Virginia Cooperative Extension, a past study has found that consumers are willing to pay a premium of up to 12% for goods purchased in retail establishments that are accompanied by quality landscaping. The ongoing and proper maintenance of the landscaping and appurtenant facilities specially benefits parcels within the District by enhancing the environmental quality of the parcels and making them more desirable by improving air quality, providing shade from solar radiation, reducing temperatures through evaporation and transpiration and absorbing heat (according to data from Planet, professional landscape network).
Safety benefits are also attributable to parcels within the District, as the installation and maintenance of raised medians improve both pedestrian and traffic safety to those either walking or driving within the District. According to the US Department of Transportation Federal Highway Administration, raised medians provide pedestrian protection by “reducing pedestrian involved crashes by 45 percent and
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 6 fatalities by 78 percent” and after analysis of crash data in seven states, “raised medians reduce crashes by over 40 percent in urban areas.”
4.3 General Benefit
In addition to the special benefits received by the parcels within the District, there are incidental general benefits conferred by the proposed improvements. It is recognized that the proper maintenance of the medians and landscaping improvements provide only an incidental benefit to the public at large, including traffic and pedestrian safety for those passing through the District. Also, according to Projectevergreen.com Economic Fact Sheet, the installation and proper maintenance of landscaping can protect the City’s drainage systems. In addition, the proper maintenance of landscaping, lighting and appurtenant facilities reduces property-related crimes (especially vandalism) against properties located in the vicinity of the improvements (Diane Relf, Extension Specialist and Environmental Horticulture of Virginia Tech). Finally, the proper maintenance of landscaping provides a positive visual experience to people passing through the District, which is only an incidental benefit. The aforementioned constitutes incidental general benefits conferred by the improvements.
The total benefits thus are a combination of the special benefits to the parcels within the District, the general benefits to the public at large and to the adjacent properties. Because the median and landscaping improvements are located immediately in front of the properties within the District, and are maintained for the benefit of said properties, any benefit received by properties outside the District is merely coincidental.
4.4 Method of Assessment Spread
Each of the parcels within the District is deemed to receive special benefit from the improvements. Each parcel that has a special benefit conferred upon them as a result of the maintenance and operation of improvements are identified and the proportionate special benefit derived by each identified parcel is determined in relationship to the entire costs of the maintenance and operation of the improvements. The initial, base year maximum assessment rates per linear front foot and building square foot were determined as follows:
Assessment per Linear Front Foot = (Total Costs X 0.70) / Total District Linear Front Feet Assessment per Building Square Foot = (Total Costs X 0.30) / Total District Building Square Feet Changes to the underlying characteristics of a parcel, such as increases/decreases in building square footage, will cause this 70/30 relationship to change. However, maximum assessment rates in the future will be determined by increasing these initial assessment rates by a Cost-of-Living Inflator, as described later in this report.
Only parcels that receive direct special benefit are assessed, and each parcel is assessed in proportion to the estimated benefit received, in accordance with the formula listed below:
Parcel’s Linear F ront Footage X
Assessment per Linear Foot + Parcel’s Building Square Footage X Assessment per Building Square Foot = Assessment Per
Parcel
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 7 There are 33 total parcels within the District, with 1,863.05 total linear front feet and 132,564 total building square feet. The assessment is spread as follows:
Fiscal Year 202 3/24 Total Assessable Budget Costs $19, 575.97
Total District Linear Front Footage 1,863.05
Total District Building Square Footage 132,564
Fiscal Year 202 3/24 Assessment per Linear Front Foot $7.35534 Fiscal Year 202 3/24 Assessment per Building Square Foot $0. 04430
4.5 Cost of Living Inflator
The maximum assessments in future years will be based upon the initial, base year, assessment rates, as determined using the methodology above. The proposed maximum assessment sets the initial maximum assessment and is stated in Fiscal Year 2009/10 dollars. As of February 1, of each fiscal year, beginning Fiscal Year 2010/11, the maximum assessment amount shall be increased by the February Consumer Price Index for All Urban Consumers for the Los Angeles-Long Beach-Anaheim area (formerly for the Los Angeles, Riverside and Orange County area). The annual assessment shall not exceed the maximum assessment unless the appropriate Proposition 218 proceedings are conducted by the City to authorize an increase beyond the maximum assessment amount.
The following table shows the historical maximum and actual assessments for the District:
Fiscal Year CPI
Maximum
Assessment
Per Linear
Front Foot
Maximum
Assessment
Per Building
Square Foot
Actual
Assessment
Per Linear
Front Foot
Actual
Assessment
Per Building
Square Foot
2009/10 - 6.72534 0.04748 5.41000 0.04000
2010/11 1.44% 6.82195 0.04816 5.50690 0.03888
2011/12 2.27% 6.97712 0.04926 1.41160 0.00997
2012/13 2.09% 7.12314 0.05029 4.22491 0.02983
2013/14 2.22% 7.28156 0.05141 7.27143 0.05134
2014/15 0.54% 7.32122 0.05169 3.69904 0.02612
2015/16 0.10% 7.32845 0.05174 4.15047 0.02930
2016/17 2.41% 7.50509 0.05299 7.50509 0.05299
2017/18 2.71% 7.70864 0.05442 4.79401 0.03796
2018/19 3.62% 7.98796 0.05640 5.89893 0.04664
2019/20 2.51% 8.18829 0.05781 8.17131 0.05769
2020/21 3.36% 8.46312 0.05975 2.78184 0.02199
2021/22 0.97% 8.54481 0.06033 5.12127 0.02753
2022/23 7.40% 9.17705 0.06479 9.17705 0.05979
2023/24 5.10% 9.64498 0.06810 7.35534 0.04430
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 8
5. ASSESSMENT DIAGRAM
An Assessment Diagram for the District has been submitted to the City Clerk in the format required under the provision of the CCMC. The lines and dimensions shown on maps of the County Assessor of the County of Los Angeles for the current year are incorporated by reference herein and are made a part of this Report.
City of Culver City
Fiscal Year 2023/24 Engineer’s Report – BAD West Washington Boulevard No. 1 9
6. ASSESSMENT ROLL
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Los Angeles County Assessor’s map for the year in which this Report is prepared.
A listing of parcels assessed within the District, along with the assessment amounts, is included on the following page. If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the current 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(s) shall be based on the method of apportionment spread approved in this Report. Therefore, if a single parcel has changed to multiple parcels, the assessment amounts applied to each of the new parcels shall be recalculated and applied according to the approved method of apportionment spread rather than a proportionate share of the original assessment.
City of Culver City
West Washington Boulevard No. 1
Final Billing Detail Report for Fiscal Year 2023/24
APN
Linear Front
Footage
Building
Square
Footage
Actual
Linear Rate
Actual
Building
Rate
Linear Front
Footage
Assessment
Building
Square
Footage
Assessment
Rounding
Adjustment Total Levy
4230-023-001-5 27.31 2,300 $7.36 $0.044 $200.87 $101.89 $0.00 $302.76 4230-023-002-4 25.00 864 7.36 0.044 183.88 38.27 0.00 222.15 4230-023-005-1 25.00 0 7.36 0.044 183.88 0.00 0.00 183.88 4230-023-027-5 25.00 3,700 7.36 0.044 183.88 163.91 0.00 347.79 4230-023-036-4 102.30 2,040 7.36 0.044 752.45 90.37 0.00 842.82 4231-027-001-5 56.50 3,370 7.36 0.044 415.57 149.29 0.00 564.86 4231-027-004-2 56.50 3,736 7.36 0.044 415.57 165.51 0.00 581.08 4231-027-008-8 153.56 5,000 7.36 0.044 1,129.48 221.51 0.00 1,350.99 4231-027-029-3 32.96 2,409 7.36 0.044 242.43 106.72 0.00 349.15 4231-027-030-0 50.83 3,111 7.36 0.044 373.87 137.82 0.00 511.69 4231-027-031-9 56.00 3,248 7.36 0.044 411.89 143.89 0.00 555.78 4231-028-001-3 50.00 744 7.36 0.044 367.76 32.96 0.00 400.72 4231-028-026-4 43.50 664 7.36 0.044 319.95 29.41 0.00 349.36 4231-028-027-3 55.19 1,626 7.36 0.044 405.94 72.03 0.00 477.97 4231-028-029-1 45.91 3,232 7.36 0.044 337.68 143.18 0.00 480.86 4231-028-037-1 21.20 1,863 7.36 0.044 155.93 82.53 0.00 238.46 4231-028-039-9 29.30 1,860 7.36 0.044 215.51 82.40 0.00 297.91 4231-028-040-6 48.40 1,822 7.36 0.044 355.99 80.71 0.00 436.70 4231-028-058-5 35.60 3,406 7.36 0.044 261.85 150.89 0.00 412.74 4231-028-059-4 90.38 12,885 7.36 0.044 664.77 570.83 0.00 1,235.60 4236-020-001-5 32.70 2,450 7.36 0.044 240.51 108.54 0.00 349.05 4236-020-002-4 25.00 0 7.36 0.044 183.88 0.00 0.00 183.88 4236-020-003-3 25.00 0 7.36 0.044 183.88 0.00 0.00 183.88 4236-020-004-2 25.00 0 7.36 0.044 183.88 0.00 0.00 183.88 4236-020-005-1 25.00 0 7.36 0.044 183.88 0.00 0.00 183.88 4236-020-006-0 219.05 0 7.36 0.044 1,611.18 0.00 0.00 1,611.18 4236-021-001-3 107.70 6,875 7.36 0.044 792.17 304.57 0.00 1,096.74 4236-021-002-2 25.00 1,400 7.36 0.044 183.88 62.02 0.00 245.90 4236-021-003-1 25.00 1,120 7.36 0.044 183.88 49.61 0.00 233.49 4236-021-004-0 25.00 1,585 7.36 0.044 183.88 70.21 0.00 254.09 4236-021-005-9 25.00 1,875 7.36 0.044 183.88 83.06 0.00 266.94 4236-021-006-8 32.73 1,588 7.36 0.044 240.74 70.35 0.00 311.09 4236-021-093-2 240.43 57,791 7.36 0.044 1,768.44 2,560.26 0.00 4,328.70 1,863.05 132,564 $242.73 $1.462 $13,703.23 $5,872.74 $0.00 $19,575.9733 Accounts 1,863.05 132,564 $242.73 $1.462 $13,703.23 $5,872.74 $0.00 $19,575.9733 Total Accounts Slight variances may occur due to rounding
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