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Fairfield Geologic Hazard Abatement District Paradise Valley Maintenance and Monitoring District 5698.002.021 Engineer's Report
Ho= Average Habitable Square Footage per Residence within a Development HM = Maximum Average Habitable Square Footage per Residence within a Development U = Parcel/Unit Area Factor
H = Habitable Square Foot Factor
Xs = No. of Parcels/Residential Units adjacent to the base of an GHAD-owned or City -owned slope within a Development
SF= Length of Slope Frontage within a Development
1(SF) = Summation Length of Slope Frontage Parcel i for Parcels i to n Monitoring. Maintenance, and Repair Siting — As discussed, the PVMMD-maintained improvements and Plan of Control responsibilities were a requirement to allow for development of Areas "I", "K", and "L"; therefore, the maintenance and repair of these improvements and lands are a special benefit to all residential parcels within the District.
The special benefit is conveyed to each parcel based the ratio of the average units per acre for an individual residential unit within each of the developments, weighted at 80 percent. A secondary factor (20 percent) was applied to account for the average habitable square footage ratio of residential units within each of the developments.
Slope Mitigation Siting — Certain parcels at or near the toe of the PVMMD-owned slopes receive a slope instability mitigation special benefit beyond what is received by other residential parcels within the PVMMD. The slope -proximity -related geologic hazards include potential future instability of the natural and graded slopes, large retaining walls, and failure of the PVMMD slope mitigation improvements (sedimentation basins, deflection walls, berms, spillways, and stormwater improvements). The special benefit is calculated by determining the average lineal feet of PVMMD-owned/City parcel frontage per residential unit within each of the developments. For the additional special benefit, the ratio is applied to an amount of 75 percent of the target reserve value.
Geologic Hazard Siting — All residences within the PVMMD receive a geologic hazard benefit. The geologic hazards included in this category include, but are not limited to, slope instability of intra development slopes and retaining walls, erosion, and seismically induced ground deformation. The special benefit is calculated in the same manner as the Monitoring, Maintenance, and Repair Factor. For the additional special benefit, the ratio is applied to an amount equal to 25 percent of the target reserve value.
Parcel/Unit Area Ratio — Is the area within each individual development divided by the number of residential parcels/units, then the quotient is divided by the maximum area per residential parcel/unit.
Habitable Square Foot Ratio — Is the average habitable area per parcel/unit in a development divided by the development with the maximum habitable area per residential unit.
The weighted values described above have been computed to reflect the relative importance of each factor in the judgment of the PVMMD manager and assessment engineer (ENGEO), then the resulting ratios of the total assessment are assigned to each parcel/unit on a pro-rata basis.
An assessment level is determined for each parcel based on these factors. In overview, a large -area parcel/unit located at or near the base of the PVMMD-owned parcels/units will derive the greatest special benefit and, therefore, is assessed the largest amount. A small -area parcel/unit located away from the vicinity of the PVMMD-owned parcels receives the least
DRAFT C
GEO ,�'
This special Benefit does not account for 94 propert;es below Praradise Valley Drive that do not receive a benefit.
Fairfield Geologic Hazard Abatement District Paradise Valley Maintenance and Monitoring District 5698.002.021 Engineer's Report
special benefit and is therefore assessed the smallest amount. Other parcels/units will range between these extremes.
TABLE VI-2: Assessment Ratio per Development Area and Residential Product Type I The Ridge Villas -Apartments 0.41 50
1 The Ridge Cottages 0.42 20
Single -Family Residences
K The Estates (Low Density)
L Paradise 360 Single -Family Residences
(Medium Density)
1.0 150
0.51 68
In addition to the special benefit ratio identified in Table VI-2, certain parcels at or near the toe of the PVMMD-owned slopes receive a slope instability mitigation special benefit beyond what is received by other residential parcels within the PVMMD ("Slope Mitigation Parcels/Units"). The slope instability assessment ratio shown on Table VI-3 is determined by dividing the lineal feet of PVMMD-owned parcel frontage by the number of residential units within each of the developments.
TABLE VI-3: Slope Instability Assessment Ratio per Development Area and Residential Product Type I The Ridge
Villas -Apartments 0.35 20
1 The Ridge
Cottages 0.35 6
K The Estates
Single -Family Residences 1.0 26
(Low Density)
L Paradise 360
Single -Family Residences 0.41 10
(Medium Density)
VII. ASSESSMENT LIMIT - BUDGET
The purpose of this Engineer's Report is to establish the assessment level and the apportionment of the assessment within the PVMMD as required under Proposition 218. The annual budget in each subsequent fiscal year will apprise the PVMMD Board of Directors of the estimated budget for the upcoming year.
A financial analysis was performed to provide a framework for an operating budget for the ongoing abatement, mitigation, prevention, and control of geologic hazards within the PVMMD Annexation Area. In preparation of the budget, several factors were considered including:
1. Site geology
2. Remedial grading
3. Proximity of geologic hazards to proposed residences
4. Improvements and structures
5. Site access considerations
6. Elements requiring routine maintenance, including, but not limited to:
• Surface drainage facilities
• Graded slopes
• Sedimentation basins and deflection wall
• Fire breaks
DRAFT C
ENGEO Page 18
Expect Excellent
May 5, 2022
AGENDA REPORT
DATE: July 16, 2024
TO: Mayor and City Council
FROM:
David Gassaway, City Manager
Agenda Item No: 4.
SUBJECT: Discussion and Direction Regarding a Request from Paradise Valley Maintenance and Monitoring District Property Owners for Assessment Rebates and Future Assessment Rates and Reserve Fund Balances Receive report, open discussion, and provide direction to staff.
STATEMENT OF ISSUE
The Paradise Valley Maintenance and Monitoring District (PVMMD or District) Board will consider requests from certain property owners for the District to issue rebates to the property owners who paid assessments between fiscal year (FY) 2010-2011 through FY 2023-2024, and direct staff regarding future PVMMD assessment rates and reserve fund balances.
DISCUSSION
Arcadia Development Company (Arcadia), the previous owners of an area located north of the Paradise Valley Golf Course and east of Interstate 80 known as Areas I, K, and L, desired to develop the property into residential parcels. The City's conditions of development (COD) required the developer to form a geologic hazard abatement district to address the known and potential hazards in this area.
As a result of the COD and in response to the property owners' petition of formation, the City formed the PVMMD, a geologic hazard abatement district, in 2010 in accordance with Division 17 of the California Public Resource Code (PRC), to fund the prevention, mitigation, abatement, and control of geologic hazards in the Paradise Valley development Areas I, K, and L. The District is funded by an initial developer deposit of $200,000 and through annual assessments levied upon properties in the District.
During the formation proceedings, the Board adopted the 2010 Plan of Control, a report describing the District boundaries, the geologic hazards within the District, and the plan to mitigate such hazards, as required by Section 26500, et seq., of the PRC.
Additionally, the Board adopted the 2010 Engineer's Report in Attachment 1, a report describing the parcels included in the District, the special benefit conferred upon the parcels, the improvements to be maintained, the District budget, the assessment calculation methodology, and maximum assessment limits for each parcel, as required by Article XIII D of the California Constitution (also known as Proposition 218).
The 2010 Engineer's Report included an estimated annual District budget in Exhibit 3, and a ten-year pro forma budget covering the period from FY 2011-2012 through FY 2021-2022 in Exhibit 4. These budgets reflected the estimated ongoing administrative and operational expenses, costs for a major ten-year geologic event, and contributions to District reserves.
Based on the annual District budget, the initial FY 2010-2011 maximum assessment limits were set at $940 for each of the estimated 150 detached low -density residential (LDR) units in Area K and $470 for each of the estimated total 145 medium -density residential (MDR) units in Areas I and L. These initial maximum assessment levels were approved with an automatic annual adjustment equal to the percentage change in the San Francisco -Oakland -San Jose (now San Francisco -Oakland -Hayward) Consumer Price Index (CPI) for All Urban Consumers on June 30 of each year.
2018 Reserve Fund Study
In 2018, the District contracted with ENGEO Incorporated (ENGEO), an expert in the field of geologic hazard abatement districts and author of the 2010 Plan of Control and 2010 Engineer's Report, to conduct a reserve fund study to determine an appropriate long- term reserve amount to address larger geologic events. ENGEO developed the 2018 Reserve Fund Study shown in Attachment 2 and determined that an appropriate reserve amount was $1.7 million in 2018 dollars based on the existing site conditions, the number of assessable units, and other factors listed on page 2 of the study.
The study concluded that, based on the pro forma budget in the 2010 Engineer's Report, the $1.7 million target reserve amount