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Engineer’s Report For:
City of Fairfield Landscaping and
Lighting Maintenance District No.
2023-1 (Gateway)
May 2025
TABLE OF CONTENTS
1. INTRODUCTION ................................................................................................ 1
1.1 Background ........................................................................................................................... 1
1.2 Process for Annual Assessment ............................................................................................ 1
1.3 Legislative Context ................................................................................................................ 2
1.4 Court Rulings ......................................................................................................................... 3
2. PLANS AND SPECIFICATIONS ........................................................................................... 5
2.1 Description of Boundaries of the District ............................................................................. 5
2.2 Description of Improvements and Services .......................................................................... 5
3. ESTIMATE OF COSTS ....................................................................................................... 7
3.1 Improvement Costs .............................................................................................................. 7
3.2 Fiscal Year 2025/26 Assessment ........................................................................................... 8
3.3 Fund Balance ........................................................................................................................ 8
4. BENEFITS FROM IMPROVEMENTS ................................................................................... 9
4.1 Street Lighting ....................................................................................................................... 9
4.2 Street Trees and Other Landscaping .................................................................................. 10
5. QUANTIFICATION OF BENEFIT ....................................................................................... 11
5.1 Summary ............................................................................................................................. 11
5.2 General Benefit Analysis ..................................................................................................... 11
6. METHOD OF APPORTIONMENT ..................................................................................... 15
6.1 Parcel Characteristics ......................................................................................................... 15
6.2 Land Use ............................................................................................................................. 16
6.3 Total Special Benefit Points ................................................................................................ 19
6.4 Amount to Be Assessed ...................................................................................................... 20
6.5 FY 2025/26 Assessment Rate per Special Benefit Point for Each Improvement Type ....... 20
6.6 Annual Maximum Assessment Rate Inflation for Each Improvement Type ....................... 20
6.7 Future Changes to Parcel Characteristics ........................................................................... 21
6.8 Data for Annual Assessment Calculations .......................................................................... 21
6.9 Appeals ............................................................................................................................... 22
6.10 Method of Collection .......................................................................................................... 22
7. ENGINEER’S STATEMENT .............................................................................................. 23
8. ASSESSMENT DIAGRAM ................................................................................................ 24
9. ASSESSMENT ROLL ........................................................................................................ 25
10. REFERENCES ................................................................................................................. 26
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 1
1. INTRODUCTION
1.1 Background
The City Council of the City of Fairfield (the “City”) pursuant to the Landscaping and Lighting Act of 1972 (Streets & Highways Code Section 22500 et seq.) (the “1972 Act”), has adopted its Resolution Initiating Proceedings for the Annual Levy and Collection of Assessments and ordered the preparation of an Engineer’s Report for the City’s Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) (the “District”) for Fiscal Year (“FY”) 2025/26.
The Resolution Initiating Proceedings directed NBS to prepare and file an Annual Report for FY 2025/26 pursuant to the requirements of the 1972 Act. The Annual Report presents the plans and specifications describing the general nature, location and extent of the improvements to be maintained, an estimate of the costs of the maintenance, operations and servicing of the improvements for the District for the referenced fiscal year, diagrams 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 all assessable lots and/or parcels in the District in proportion to the special benefit received.
The following assessment is proposed to be authorized in order to pay the estimated costs of administration, maintenance, operation, and servicing of the improvements to be paid by the assessable real property in the District in proportion to the special benefit received.
1.2 Process for Annual Assessment
The District was formed and assessments were established in previous fiscal years. As required by the procedures specified in the Act, an Engineer’s Report must be prepared on an annual basis which contains a full and detailed description of the improvements, the boundaries of the assessment district and any zones therein, and the proposed assessments upon assessable lots and parcels of land within the assessment district. The Engineer’s Report may also identify future planned projects.
The City Council must also annually adopt a resolution of intention which:
Declares the intention of the City Council to levy and collect assessments within the assessment district for the fiscal year stated therein.
Generally describes the existing and proposed improvements and any substantial changes proposed to be made in existing improvements.
Refers to the assessment district by its distinctive designation and indicates the general location of the assessment district.
Refers to the report of the engineer, on file with the City Clerk, for a full and detailed description of the improvements, the boundaries of the assessment district and any zones therein, and the proposed assessments upon assessable lots and parcels of land within the assessment district. Gives notice of the time and place for public hearing by the City Council on the levy of the proposed assessment.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 2 States whether the assessment is proposed to increase from the previous year.
If the assessments are to be levied in the same or lesser amounts than the maximum assessment allowed, the City Clerk shall give notice of the public hearing by causing the resolution of intention to be published at least 10 days prior to the date of the public hearing. Any interested person may, prior to the conclusion of the public hearing, file a written protest which shall state all grounds of objection. The protest shall contain a description sufficient to identify the property owned by the property owner filing the protest.
During the course or upon conclusion of the hearing, the City Council may order changes in any of the matters provided in the report, including changes in the improvements, any zones within the assessment district, and the proposed diagram or the proposed assessment. If the assessment to be levied exceeds the maximum assessment allowed, the City must comply with the procedures specified in Article XIII D and Proposition 218.
The City Council, upon conclusion of the public hearing must then adopt a resolution confirming the diagram and assessment, either as originally proposed or as changed by it. The adoption of the resolution shall constitute the levy of an assessment for the fiscal year referred to in the assessment. If confirmed, the assessments would be submitted to the County Auditor Controller for inclusion on the property tax roll.
1.3 Legislative Context
In 1996, California voters adopted Proposition 218, known as the “Right to Vote on Taxes Act,” which added Articles XIII C and XIII D to the California Constitution. Article XIII D established new substantive and procedural requirements on agencies for levying assessments, being levies on real property by an agency for a special benefit conferred upon the real property. “Special benefit” is defined in Article XIII D as “a particular and distinct benefit over and above general benefits conferred on a real property located in the district or to the public at large.”
Article XIII D imposes five basic substantive requirements on assessments:
1. All parcels that will have a special benefit conferred upon them and upon which an assessment will be imposed must be identified;
2. The general benefits must be distinguished from the special benefits conferred on the parcels;
3. The proportionate special benefit derived by each identified parcel must be determined in relationship to the entirety of the capital cost of a public improvement, the maintenance and operation expenses of a public improvement, or the cost of the property related service being provided;
4. The amount assessed to a parcel must not exceed the reasonable cost of the proportional special benefit conferred on that parcel and must not include any costs attributable to the general benefit; and
5. Parcels within a district that are owned or used by any agency, the State of California or the United States shall not be exempt from assessment unless the agency can demonstrate by clear and convincing evidence that those publicly owned parcels in fact receive no special benefit.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 3 Article XIII D also places procedural requirements on assessments, which include preparing an engineer’s report, providing written notice of the proposed assessment and a public hearing to property owners, holding a public hearing, and providing for a protest ballot proceeding.
1.4 Court Rulings
Since the initial passage of Proposition 218, several court rulings have helped provide context and direction with respect to the procedures and requirements of Article XIII D for levying assessments. Several of the key concepts from these rulings are summarized below.
1.4.1 GENERAL BENEFIT
Article XIII D requires an agency to separate the general benefits from the special benefits conferred on the identified parcels because only special benefits are assessable.
The Court of Appeal in Golden Hills Neighborhood Assn., Inc. v. City of San Diego (2011) (“Golden Hills”) clarified this concept by stating, “Separation and quantification of general and special benefits must be accomplished by apportioning the cost of a service or improvement between the two and assessing property owners only for the portion of the cost representing special benefits.” The Court of Appeal in Beutz v. County of Riverside (2010) (“Beutz”) noted that the trial court took judicial notice of the Legislative Analyst’s Office pamphlet titled “Understanding Proposition 218” which states an agency must, “estimate the amount of special benefit landowners would receive from the project or service, as well as the amount of ‘general benefit.’ This step is needed because Proposition 218 allows local government to recoup from assessments only the proportionate share of cost to provide the special benefit.”
The Court in Beutz furthered this idea stating, “Separating the general from the special benefits of a public improvement project and estimating the quantity of each in relation to the other is essential if an assessment is to be limited to the special benefits.”
The Court of Appeal again reiterated the need to separate, quantify and apportion costs to general benefits from the improvements in Broad Beach Geologic Hazard Abatement District v 31506 Victoria Point LLC (2022), stating, “The District cites no authority, and we are aware of none, suggesting that an agency’s subjective intent determines the need to account for general benefits.”
1.4.2 BENEFIT-BASED NOT COST-BASED
In Town of Tiburon v. Bonander (2009) (“Tiburon”), the Court of Appeal clarified the idea that assessments must be apportioned based upon benefit rather than cost. The Court stated, “Proportionate special benefit is the basis upon which a project’s total assessable costs are apportioned among parcels within an assessment district.”
The assessment on a particular property cannot be based on the relative cost of the improvements to the property, but rather on the special benefit conferred on such property. The Court in Tiburon also stated, “an assessment represents the entirety of the cost of the improvement or property-related service, less any amount attributable to general benefits (which may not be assessed), allocated to individual properties in proportion to the relative special benefit conferred on the property.”
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 4
1.4.3 MEASURING AND APPORTIONING SPECIAL BENEFIT
The Court in Tiburon acknowledged the difficulty of trying to precisely assign and measure special benefit, stating, “Any attempt to classify special benefits conferred on particular properties and to assign relative weights to those benefits will necessarily involve some degree of imprecision.” The Court in Tiburon went on to say that a formula assigning equal weight to different special benefits “may be a legally justifiable approach to measuring and apportioning special benefits, [but] it is not necessarily the only valid approach. Whichever approach is taken to measuring and apportioning special benefits, however, it must be both defensible and consistently applied.”
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 5
2. PLANS AND SPECIFICATIONS
Pursuant to sections 22567(a) and 22568 of the 1972 Act, this report describes the existing and any proposed improvements for the District. The purpose of the District is to provide for the continued maintenance, operation, and servicing of various public improvements specially benefiting property within the District. The sections below provide general descriptions of the improvements maintained by the District.
The assessments will fund the following maintenance, operation, and servicing activities collectively referred to as the “Improvements.”:
Street Lighting
Street Trees and Other Landscaping
2.1 Description of Boundaries of the District
The Assessment Diagram showing the boundaries of the District can be found in Section 8.
2.2 Description of Improvements and Services
A general illustration of the location of the landscaping and lighting Improvements is shown below.
For illustration purposes only, not an official map.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 6
2.2.1 STREET LIGHTING
The Improvements include the maintenance, operation, and servicing of street lighting, including theme light poles, ornamental lighting and other appurtenant facilities in the public right of way areas throughout the boundary of the District, as identified in the above illustrative map. The Improvements are generally described as: maintenance, operation, and servicing of public street lighting facilities, including all works or improvements used or useful for the lighting of any public places, including ornamental standards, luminaires, poles, supports, tunnels, manholes, vaults, conduits, pipes, wires, conductors, guys, stubs, platforms, braces, transformers, insulators, contacts, switches, capacitors, meters, communication circuits, appliances, attachments, and appurtenances. Maintenance, operation, and servicing includes, but is not limited to, personnel, furnishing utilities, electrical energy and timing/switching, lamp changing, emergency services, pole painting, fixture cleaning, glassware replacement, and rehabilitation, which includes modernization and replacement of systems; repairs, including poles, conduit, wiring and fusing, and fixtures repair and replacement, contracting services and other items necessary for the satisfactory operation of these services. Currently, there are 70 total streetlights within the District and the general location of the Improvements within the District is shown in the illustration above.
2.2.2 STREET TREES AND OTHER LANDSCAPING
The Improvements include the maintenance, operation, and servicing of street trees and landscaping throughout the boundary of the District, as identified in the above illustrative map. The Improvements are generally described as: the maintenance, operation, and servicing of trees, landscape and appurtenant facilities in the public right of way areas, as well as open space, trails and green belt areas dispersed throughout the District. Eligible District costs may include, but are not limited to, personnel, furnishing electrical energy, utilities such as water and gas, materials, contracting services, and other items necessary for the satisfactory operation of these services described as follows:
The Improvements authorized to be maintained and serviced include, but are not limited to: groundcover, turf, trees, shrubs, planters, the landscaped areas and weed abatement of open spaces, and may also include sidewalk and hardscape improvements, entry monuments and associated appurtenant facilities.
There are approximately 365,228 square feet of landscape maintenance area and 651 street trees within the District. The general location of the Improvements within the District is described as follows:
1. Landscaping improvements on median islands and on both sides of Gateway Boulevard, Gateway Court, Maupin Lane, B. Gale Wilson Boulevard, B. Gale Wilson Drive, and Oxford Drive from the curb to the parking lot.
2. Landscaping improvements at various parking lot entryways.
3. Landscaping improvements along the perimeter of district boundaries except for the landscaping improvements located along the southern and eastern district boundaries beginning approximately 150 feet east of the Travis Boulevard and Gateway Boulevard intersection to approximately 150 feet south of the Pennsylvania Avenue and Gateway Boulevard intersection.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 7
3. ESTIMATE OF COSTS
3.1 Improvement Costs
The following table summarizes the estimated annual costs to fund the Improvements for Fiscal Year 2025/26:
Description Amount (1)
Landscaping and Street Trees
Landscape Maintenance $183,842
Landscape Maintenance – City Staff 27,518
Tree Maintenance 40,288
Irrigation 100,000
Contingency 28,384
Reserves 28,384
Subtotal Landscaping: $408,416
Street Lighting
Streetlight Maintenance 1,803
Electricity 8,400
Contingency 1,020
Reserves 1,020
Subtotal Street Lighting: $12,243
Administration
City Staff Costs $8,055
County Fees 3,600
Engineer/Consultant Costs 5,900
Noticing 515
Subtotal Administration $18,070
Total Cost of Improvements $438,729
Less General Benefit Portion (Lighting – 15.86%) (1,942) Less General Benefit Portion (Landscaping – 21.48%) (87,728) Total Cost of Improvements to Be Assessed $349,059
Total Special Benefit Points (2) 472
Maximum Rate Per Special Benefit Point - FY 2025/26 (3) Lighting $45.9651
Landscaping $1,460.8738
Assessed Rate Per Special Benefit Point - FY 2025/26
Lighting $45.8778
Landscaping $1,433.1878
(1) Slight variances may occur due to rounding.
(2) Total Benefit Points for each Lighting and Landscaping. (3) Refer to Section 6.6 for inflator information.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 8
3.2 Fiscal Year 2025/26 Assessment
The following table breaks down the estimated annual costs from above for Fiscal Year 2025/26 by Improvement type. The Landscaping and Lighting Budget, the Percent of Budget and the General Benefit Percentages by Improvement type utilized in the table below have been rounded. The final assessment rates listed in Section 9 have been truncated to two decimal places.
Description
Landscaping &
Lighting Budget
% of
Budget
Special
Benefit(1)
Admin
Budget (2)
Total to be
Assessed
Special
Benefit
Points (SBP)
Rate per
SBP
Lighting Budget $12,243 2.91% $10,301 $526 $10,827 236 $45.8778 Landscaping Budget 408,416 97.09% 320,688 17,544 338,232 236 1,433.1878 Total $420,659 $330,990 $18,070 $349,059
(1) See Section 5 for Quantification of Special Benefit. (2) Includes County fees, Engineer/Consultant costs and City staff costs. Equals (Total Admin Budget x % of Budget).
Slight variances may occur due to rounding.
3.3 Fund Balance
It is the intent of the City to maintain a Fund Balance which shall not exceed the estimated costs of maintenance and servicing of the Improvements prior to December 10 of the fiscal year, or when the City expects to receive its apportionment of special assessments and tax collections from the County, whichever is later.
The reserve balance information for the District is as follows:
Estimated Fiscal Year Ending June 30, 2025 Fund Balance $243,120 Fund Balance Contribution – Fiscal Year 2025/26
Tree Maintenance $0
Lighting 0
Landscaping 0
Fund Balance Collection – Fiscal Year 2025/26 (1)
Tree Maintenance $40,287
Lighting 1,020
Landscaping 28,384
Interest Earnings 2,431
Estimated Fiscal Year Ending June 30, 2026 Fund Balance $315,242 (1) The City will continue to collect reserves until it has accumulated fund balance in the amount equal to the cost of maintenance and servicing of the Improvements through the County of Solano’s apportionment of special assessments.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 9
4. BENEFITS FROM IMPROVEMENTS
The Improvements will confer special benefits upon certain parcels within the District. These special benefits created by the Improvements are summarized in the table below:
Improvement Benefit(s)
Street Lighting Improved Safety
Improved Accessibility
Street Trees and Other Landscaping Improved Aesthetics
Increased Economic Activity
The special benefits to be conferred by the Improvements are detailed below.
4.1 Street Lighting
4.1.1 IMPROVED SAFETY AND ACCESSIBILITY
The street lighting Improvements will confer safety benefits to assessable parcels in close proximity to lighting. This benefit extends to property, as adequate lighting should decrease vandalism and other property-related crime. As noted in one report, “Published studies having different methodologies tend to converge on an overall average reported 20% to 30% reduction in nighttime crash risk from lighting” (National Cooperative Highway Research Program Transportation Research Board of The National Academies, 2009). The same report also states, “… lighting has a positive effect on reducing crime ...” The Improvements will also provide improved safety benefits by facilitating a more efficient and safer flow of traffic to and from properties within the District between the dusk and dawn hours. It is a well-accepted fact that pedestrian and traffic safety is considerably reduced in the hours of darkness between dusk and dawn. Various studies have concluded that good quality street lighting reduces the accident rate by increasing the overall visibility, as vehicle headlights are inadequate for high-speed traffic. For example, “Driving outside of daylight hours is more dangerous – only a quarter of all travel by car drivers is between the hours of 7pm and 8am, yet this period accounts for 40% of fatal and serious injuries in the same group.” (Night-time accidents: a scoping study, UCL, London, 2009). Additionally, “… installing road lighting in a previously unlit road led to a rate ratio of 0.45 (95% confidence interval 0.29 to 0.69), which implies a 55% reduction in crashes compared to that in the control area.” (Street lighting for preventing road traffic injuries, Cochrane Database of Systematic Reviews, 2009) Therefore, the street lighting Improvements will confer safety benefits to property within the District and each assessable property will be assessed for its proportional special benefit.
The street lighting Improvements will also provide improved accessibility benefits to assessable parcels where street lighting is provided along the access route. The usefulness of a parcel cannot be realized unless it is accessible. Thus, improving the accessibility of a parcel through proper street lighting can improve its utilization. The street lighting Improvements will help improve access for emergency response vehicles as well. Efficient and timely response to emergencies is a critical component to the effectiveness of emergency response. It is reasonable to conclude that the maintenance, operation and servicing of street lighting will
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 10 improve emergency response efficiency in the District. Therefore, the street lighting Improvements will confer accessibility benefits.
4.2 Street Trees and Other Landscaping
4.2.1 IMPROVED AESTHETICS AND INCREASED ECONOMIC ACTIVITY The aesthetic benefit relates to the increase in the overall aesthetics as a result of the ongoing maintenance, operation, and servicing of the street trees and other landscaping within the District.
Specifically, the street trees and other landscaping are believed to create a more beautiful, aesthetically pleasing environment within the District and they enhance the overall image and desirability of the properties within the District. A study by the University of Georgia found "People’s preferences for locating areas of social interactions in calming, beautiful, and nature-dominated areas revolve around the presence of community trees and forests" (Coder, 1996). The same study noted “Large old street trees were found to be the most important indicator of attractiveness in a community” (Coder).
Conversely, "appeal decreases when Improvements are not well-maintained, unsafe, or destroyed by vandalism” (The Victoria Transportation Institute, 2011). Streetscapes have a significant effect on how people view and interact with their community. With streetscapes that are safe and inviting, people are more likely to walk, which can help reduce automobile traffic, improve public health, stimulate local economic activity and attract residents and visitors to the community. Therefore, the street trees and other landscaping Improvements will confer aesthetic benefits to properties in close proximity.
The street trees and other landscaping Improvements that confer aesthetic benefits will concurrently confer economic activity benefits as well. The Improvements will create a well-maintained and clean environment that is aesthetically pleasing, which has been shown to “increase consumer’s intentions to spend money” (Vilnai-Yavetz 2010). Additionally, "in contrast to areas without trees, shoppers indicated that they shop more often and longer in well-landscaped business districts and were willing to pay more for goods and services” according to the Pennsylvania Landscape & Nursey Association. Therefore, the Improvements will also confer economic activity benefits to properties in close proximity.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 11
5. QUANTIFICATION OF BENEFIT
As described in the Introduction, only special benefits are assessable and in order to assess only special benefits, the general benefits resulting from the Improvements must be separated and quantified. This section describes the process used to separate and quantify the general benefits.
5.1 Summary
As detailed below, it is estimated the Improvements will confer an Overall General Benefit of 37.34%.
5.2 General Benefit Analysis
5.2.1 GENERAL BENEFIT: VEHICLES PASSING THROUGH THE DISTRICT Traffic volume is utilized to help determine special benefits accruing to the District as opposed to the general benefits received by the public at large from the Improvements. As a result of the Improvements, there will be a level of general benefit conferred to pass-through vehicle traffic related to properties outside of the District whose occupants do not intend to access property within the District. As such, the benefit derived by pass-through vehicle traffic needs to be quantified. The percentage of pass-through vehicle traffic is calculated by comparing the estimated daily District generated vehicle trips to the total roadway design capacity, as detailed below.
In order to determine the average daily trips generated by parcels located within the District, the Institute of Transportation Engineer’s (ITE) Trip Generation Handbook was utilized to estimate the average daily trip counts by land use classification for each parcel. Per the ITE Trip Generation User’s Guide, a “Trip” is defined as a “single or one-direction vehicle movement with either the origin or the destination (exiting and entering) inside a study site. For trip generation purposes, the total trips for a land use over a given period of time are the total of all trips entering plus all trips exiting a site during a designated time period.” The ADT rates used in this analysis are shown in the table below and came from ITE Trip Generation Manual (11th Edition). Any future changes to land use classifications resulting in changes to a parcel’s ADT rates will be based on the values found in the 11th Edition of the ITE Trip Generation Manual.
Land Use
Classification
Institute of Transportation
Engineer’s (ITE) Value(s)
Average
Daily Trip
Rate Rate Per
Total
Parcels/
Units
Estimated
Daily District
Vehicle Trips
Commercial 310 – Hotel 7.99 Room 1 1,198.50
Commercial 435 – Multi-Purpose
Recreational Facility 3.58 1,000 sq. ft. GFA 1 119.06
Commercial 630 – Clinic 37.6 1,000 sq. ft. GFA 1 2,028.90 Commercial 820 – Shopping Center 37.01 1,000 sq. ft. GFA 39 55,114.70 Commercial 945 – Convenience
Store/Gas Station 265.12 Vehicle Fueling
Stations 1 2,386.08
Total: 60,847.24
Roadway design capacity is a critical element that affects trip distribution and was utilized in this analysis to estimate the number of daily vehicle trips passing through the District. From a visual inspection of the
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 12 District, the primary higher functional classification roadways serving the District parcels are Travis Boulevard, Gateway Boulevard, and Pennsylvania Avenue. Roadway design capacities, as defined in the City of Fairfield’s Travel Demand Forecasting Model, were estimated based on the functional classification of the roadway, the number of lanes, and the City’s minimum recommended Level of Service “C” (City of Fairfield Design, Construction and Materials Specification Handbook 2020). Roadway design capacity was calculated for the higher functional classification roadways (henceforth referred to as the “Major Roads”) identified above in order to estimate the total daily traffic flow through the District.
Using the methodology described above, the estimated pass-through vehicular traffic through the District is 67.50% as summarized in the table below:
Average Vehicle Trips
Through District
Estimated District
Generated Vehicle Trips
Estimated Pass Through
Vehicle Traffic
Pass Through
%
187,200 (1) - 60,847.24 = 126,352.76 67.50%
(1) Equals the design capacity of each roadway, reduced by 25% to recognize the City’s recommended “C” Level of Service. Breakdown by street name below.
The table below separates the weighted vehicular pass-through percentage factors by street name for the Major Roads traversing the District.
Street Name Vehicle Trips Passing-Through District
% of Total
Roadway Design
Capacity (1)
Weighted Vehicle
Pass-Through %
Factor (2)
Travis Boulevard 86,400 46.15% 31.15%
Gateway Boulevard 50,400 26.92% 18.17%
Pennsylvania Avenue 50,400 26.92% 18.17%
Total: 187,200 100.00% 67.50%
(1) Equals (Vehicle Trips Passing Through District on Roadway / Total Vehicle Trips Passing Through District). (2) Equals (% of Total Roadway Design Capacity x Pass Through %).
However, simply estimating the number of pass-through vehicle does not necessarily indicate the level of benefit accruing to vehicles passing through the District. We must look at each of the Improvements individually.
5.2.2 GENERAL BENEFIT: STREET LIGHTING
Certain streetlights to be funded by the assessment are on the Major Roads identified in Section 5.2.1.
Accordingly, some of the safety and access benefits will be conferred to vehicles that are just passing through the District. An analysis of the streetlights was prepared comparing the number of streetlights located on the Major Roads to the total number of streetlights within the District.
The street lighting Improvements are located along Gateway Boulevard, Pennsylvania Avenue, and throughout many of the other streets within the District. There are no streetlights located along Interstate 80, therefore there is no general or special benefit conferred by the street lighting Improvements along Interstate 80. The trips generated by the property within the District was taken as a percent of the total traffic on the Major Roads.
Although interior streets are intended to serve the interior parcels, one could imagine a small degree of “tourism” wherein drivers are in fact simply “passing through” to enjoy the views, the natural surroundings
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 13 or perhaps lost on their way to their intended destination. As such, approximately 2% is attributable to vehicles passing through on interior streets.
As summarized in the table below, the Effective General Benefit percentage from the Street Lighting Improvements is 15.86%.
Roadways with Streetlights
Number of
Streetlights
% of
Streetlights
Weighted Vehicle Pass-
Through % Factor
Effective General
Benefit % (1)
Gateway Boulevard 59 84.29% 18.17% 15.32%
Pennsylvania Avenue 1 1.43% 18.17% 0.26%
Interior Lights 10 14.29% 2.00% 0.29%
Total: 70 15.86 (2)
(1) Equals (% of Streetlights x Pass-Through Percentage). (2) Slight variances may occur due to rounding.
5.2.3 GENERAL BENEFIT: STREET TREES AND OTHER LANDSCAPING Certain street trees and other landscaping to be funded by the assessment are on the Major Roads as described previously. Accordingly, some of the aesthetic and economic activity benefits will be conferred to traffic passing through the District. An analysis of the street trees and landscaping areas within the District was conducted and whenever street trees and landscaping areas were located within close proximity to the Major Roads, those trees were considered as belonging to the Major Roads.
The landscaping Improvements are located along Travis Boulevard, Gateway Boulevard, Pennsylvania Avenue, and throughout the District. In order to quantify the General Benefits conferred by the landscaping Improvements, the total linear length of the Improvements were utilized. Interstate 80 does not provide direct access to the District, however drivers traveling eastbound on Interstate 80 receive benefits from the landscaping Improvements, therefore 100% of the linear length bordering the Improvements is recognized as pass-through traffic for the General Benefit analysis.
As mentioned above, although interior streets are intended to serve individual neighborhoods, one could imagine a small degree of “tourism” wherein drivers are in fact simply “passing through” to enjoy the views and the natural surroundings, or perhaps lost on their way to their intended destination. As such, approximately 2% is attributable to vehicles passing through on interior streets.
As summarized in the table below, the Effective General Benefit percentage from the Landscaping Improvements is 21.48%.
Roadways with Landscaping
Improvements
Feet of Roadway
with
Landscaping
Improvements
% of Total
Landscaping
Improvements (1)
Weighted
Vehicle Pass-
Through %
Factor
Effective
General
Benefit % (2)
Travis Boulevard 2,908 12.59% 31.15% 3.92%
Gateway Boulevard 3,688 15.97% 18.17% 2.90%
Pennsylvania Avenue 2,447 10.59% 18.17% 1.93%
Interstate 80 2,713 11.74% 100.00% 11.74%
Interior Streets 11,341 49.10% 2.00% 0.98%
Total: 23,097 21.48%
(1) Equals (Feet of Roadway with Landscaping Improvements / 23,097). (2) Equals (% of Total Landscaping Improvements x Weighted Vehicle Pass-Through % Factor).
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 14
5.2.4 OVERALL GENERAL BENEFIT
In order to determine an overall general benefit percentage to apply to the District, it is necessary to combine the separately analyzed components of each of the general benefits described above. As the benefits conferred by the streetlight Improvements and by Street Trees and Other Landscaping Improvements are independent of each other, it is appropriate to combine the individual general benefit percentages to determine a cumulative Overall General Benefit. The table below is a summary of the Overall General Benefit for the District.
General Benefit Category
General
Benefit %
Street Lighting 15.86%
Street Trees and Other Landscaping 21.48%
Overall General Benefit: 37.34%
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 15
6. METHOD OF APPORTIONMENT
Once special benefits are identified, they must be assigned based on the estimated proportionate special benefit derived by each parcel. This section describes the assignment of special benefit to each parcel.
6.1 Parcel Characteristics
The following parcel characteristics are used to determine each parcel’s proportionate special benefit:
Building Square Footage
Lot Square Footage
Average Daily Trip Generation
Differing levels of special benefit can largely be attributed to differences in building size, lot size, and trip generation associated with land use. As building size, lot size and average daily trip generation increase, parcels are considered to receive proportionately greater special benefit. For example, assuming all other factors are equal, a parcel with a large building will experience greater special benefit than a parcel with a small building. Therefore, these three parcel characteristics are deemed appropriate factors for determining proportional special benefit.
In order to relate differing parcel characteristics to one another, a relative factor is determined for each of the three parcel characteristics. The calculation methodology for the building factor, lot factor and average daily trip factor are described below.
6.1.1 BUILDING FACTOR
The average building size for all assessable parcels within the District is approximately 44,043.55 square feet. Each assessable parcel’s actual building size was divided by the District’s average building size to determine a Building Factor.
Parcel's Building
Square Feet / District's Average
Building Square Feet = Parcel's
Building Factor
6.1.2 LOT FACTOR
The average lot size for all assessable parcels within the District is approximately 130,457.77 square feet.
Each assessable parcel’s actual lot square footage was divided by the District’s average lot square footage to determine a Lot Factor.
Parcel's Lot
Square Feet / District's Average
Lot Square Feet = Parcel's
Lot Factor
6.1.3 ADT FACTOR
The average daily trip (ADT) count for all assessable parcels within the District is 1,644.52 trips. Each assessable parcel’s ADT was divided by the District’s ADT to determine the parcel’s ADT factor.
Parcel's
Trips / District's Average Trips = Parcel's
ADT Factor
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 16 Assessable parcels were assigned trip generation rates by land use classification in accordance with the Institute for Transportation Engineers (ITE) Trip Generation Manual (11th Edition). Per the ITE Trip Generation User’s Guide, a “Trip” is defined as a “single or one-direction vehicle movement with either the origin or the destination (exiting and entering) inside a study site. For trip generation purposes, the total number of trips for a land use over a given period of time are the total of all trips entering plus all trips exiting a site during a designated time period.”
The ADT rates used in this analysis are shown in the table below. ADT rates came from the ITE Trip Generation Manual (11th Edition), unless otherwise noted. For land uses with multiple ITE Codes, an average trip value was used for the ADT rate. Only those land use classifications currently being assessed at the time of preparation of this report are included below. Any future changes to a parcel’s land use classification resulting in changes to the parcel’s ADT rates will be based on the values found in the 11th Edition of the ITE Trip Generation Manual.
Land Use Classification
Institute of Transportation
Engineer’s (ITE) Value(s)
Average Daily
Trip (ADT) Rate
ADT
Rate Per
Commercial 310 – Hotel 7.99 Room
Commercial 435 – Multi-Purpose
Recreational Facility 3.58 1,000 sq. ft. GFA
Commercial 630 – Clinic 37.6 1,000 sq. ft. GFA
Commercial 820 – Shopping Center 37.01 1,000 sq. ft. GFA Commercial 945 – Convenience
Store/Gas Station 265.12 Vehicle Fueling
Stations
6.2 Land Use
In addition to building size, lot size and average daily trip generation a parcel’s land use will also affect the special benefits received. Following the calculation of each parcel’s characteristic factors in Section 6.1 above, Land Use Benefit Points were assigned. These benefit points correspond to the special benefits described in the Quantification of Benefit section of this report.
Each parcel within the proposed District boundary is assigned a land use classification for purposes of determining the special benefits received. Below is a description of the land use classifications to be assessed within the District. Not all land use classifications below are currently within the District.
Commercial Property consists of parcels used for commercial, for-profit or non-profit purposes including, but not limited to, retail, offices, restaurants, commercial garages, private schools, hotels/motels, medical/dental offices, and privately-owned pay-to-use parking lots and structures.
Multi-Family Residential Property consists of parcels that are duplexes, triplexes, fourplexes, and condominiums used exclusively for residential purposes.
Park Property consists of certain park parcels that are not being maintained by the District or included as part of the District Improvements.
Public Property consists of parcels used for public purposes including, golf courses, police and fire stations, public schools, libraries, and other government administration buildings.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 17 Single Family Residential Property consists of parcels that have stand-alone residential dwelling units with their own lots intended for one family.
Undeveloped Property consists of parcels with no structure value.
There are currently a total of 43 assessable parcels within the District.
6.2.1 APPORTIONING SAFETY AND ACCESSIBILITY BENEFIT
The Safety and Accessibility Benefits conferred by the Improvements will specially benefit all assessable land use classifications. Safety can be thought of as a universal need. Its importance can be seen in the fact that everyone desires to live and work in safe, crime-free areas (Lau Leby 2010). Therefore, because levels of safety affect all land uses, it follows that an increase in safety will specially benefit all land use classifications. Additionally, as noted in Section 4.1, the usefulness of a parcel cannot be realized unless it is accessible. As the street lighting Improvements allow for increased visibility around assessed parcels and easier access to properties throughout the District, these benefits are also not restricted to a particular land use.
However, due to their limited activity during the dusk to dawn hours, Park, Public and Undeveloped land use classifications will not experience the same level of safety and accessibility benefits compared to other land use classifications. For example, Park, Public and Undeveloped land use classifications experience limited activities during the evening hours when the greatest safety benefit from street lighting is received.
However, it is recognized that a visible and well-lit property, especially during the nighttime hours, will aid in deterring dumping and other illegal activities, such as property-related crime and will allow for access in case of an emergency. To account for this limited special benefit, Park and Public land use classifications are assigned a benefit point of 0.50 and Undeveloped land use classifications are assigned a benefit point of
0.25 for Safety and Accessibility. All other land use classifications will be assigned 1 Safety and Accessibility Benefit Point.
Additionally, all land use classifications located in proximity to interior street lighting will experience a greater level of safety and accessibility benefits compared to other land use classifications due to the benefit of the parcel being located adjacent to interior street lighting. To account for this added benefit, parcels designated with the Interior Lighting land use classification are assigned double the benefit points for Safety and Accessibility, for example Public (Interior Lighting) land use classifications are assigned a benefit point of 1 and Undeveloped (Interior Lighting) land use classifications are assigned a benefit point of
0.50 for Safety and Accessibility. The table provided in Section 6.2.4 of this Report provides a summary of the land use benefit points assigned to the assessable land use classifications within the District.
After the land use benefit points have been assigned by land use classifications within the District, improved safety and accessibility from street lighting, as property-related benefits, can be measured by the characteristics of a parcel, namely the size of a building, its lot size, and daily trip generation. Parcels with larger building and lot sizes and parcels with greater intensity of use, measured by trip generation, will experience the Safety and Accessibility Benefits to a greater degree than smaller, less-utilized parcels.
Therefore, the Lot Factor, Building Factor and ADT factor are used to measure Safety and Accessibility Benefits. The calculation of Total Special Benefit Points for each parcel is detailed in Section 6.3 of this Report.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 18
6.2.2 APPORTIONING AESTHETIC BENEFIT
The Aesthetic Benefits conferred by the Improvements will specially benefit all assessable land use classifications. The benefit of visual appeal is not restricted to a particular land use. A more attractive public environment specially benefits all parcels irrespective of land use. Accordingly, each assessable land use classification will be assigned one Aesthetic Benefit Point. However, Undeveloped land use classifications will be assigned 0.25 Aesthetic Benefit Point due to the nature of the land use. Per the definition in Section 4.2.1, “the street trees and other landscaping are believed to create a more beautiful, aesthetically pleasing environment within the District and they enhance the overall image and desirability of the properties within the District.” As such, there is some aesthetic benefit conferred by the Improvements on undeveloped land use classifications. However, this benefit is limited, as undeveloped parcels are not utilized as areas recognized in the definition of aesthetic benefit of social interactions, areas where residents are likely to walk, areas of stimulated economic activity or locations that will attract residents and/or visitors to the community. Therefore, the undeveloped land use classifications are assigned the reduced 0.25 Aesthetic Benefit Points due to the nature of the land use compared to the developed land use classifications. The table provided in Section 6.2.4 of this Report provides a summary of the land use benefit points assigned to the assessable land use classifications within the District.
After the land use benefit points have been assigned by land use classifications within the District, improved aesthetics from tree and landscaping Improvements, as property-related benefits, can be measured by the characteristics of a parcel, namely the size of a building, its lot size, and daily trip generation. Parcels with larger building and lot sizes and parcels with greater intensity of use, measured by trip generation, will experience the Aesthetic Benefits to a greater degree than smaller, less-developed parcels. Therefore, the Lot Factor, Building Factor and ADT Factor are used to measure Aesthetic Benefits.
The calculation of Total Special Benefit Points for each parcel is detailed in Section 6.3 of this report.
6.2.3 APPORTIONING ECONOMIC ACTIVITY BENEFIT
The Economic Activity Benefits conferred by the Improvements will specially benefit all assessable land use classifications. Street trees and landscaping add value in many ways. They increase the social value of the City by making places more pleasing to people on foot and in cars and they also add great environmental benefits, which fuel economic benefits. The research has demonstrated that consumers will shop more often and for longer durations in well-landscaped business districts. The research also indicates that shoppers are willing to pay more money for goods and services in well-landscaped business districts.
Accordingly, each assessable land use classification will be assigned one Economic Activity Benefit Point.
The table provided in Section 6.2.4 of this Report provides a summary of the land use benefit points assigned to the assessable land use classifications within the District.
After the land use benefit points have been assigned by land use classifications within the District, improved economic activity from tree and landscaping Improvements, as a property related benefit, can be measured by the characteristics of a parcel, namely the size of a building, its size, and trip generation.
Parcels with larger building and lot sizes and parcels with greater intensity of use, measured by trip generation, will experience the Economic Activity Benefits to a greater degree than smaller, less-developed parcels. Therefore, the Lot Factor, Building Factor and ADT Factor are used to measure Economic Activity Benefits. The calculation of Total Special Benefit Points for each parcel is detailed in Section 6.3 of this report.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 19
6.2.4 LAND USE BENEFIT POINTS
The tables below summarize the Land Use Benefit Points assigned to the various assessable land use classifications within the District:
Street Lighting
Land Use Classification Per Safety Accessibility
Total Street
Lighting Land Use
Benefit Points
Single Family Residential Parcel 1 1 2
Single Family Residential (Interior Lighting) Parcel 2 2 4 Multi-Family Residential Parcel 1 1 2
Multi-Family Residential (Interior Lighting) Parcel 2 2 4 Commercial Parcel 1 1 2
Commercial (Interior Lighting) Parcel 2 2 4
Park Parcel 0.50 0.50 1
Park (Interior Lighting) Parcel 1.00 1.00 2
Public Parcel 0.50 0.50 1
Public (Interior Lighting) Parcel 1 1 2
Undeveloped Parcel 0.25 0.25 0.50
Undeveloped (Interior Lighting) Parcel 0.50 0.50 1
Street Trees and Other Landscaping
Land Use Classification Per Aesthetic Economic Activity Total Landscaping
Land Use Benefit
Points
Single Family Residential Parcel 1 1 2
Multi-Family Residential Parcel 1 1 2
Commercial Parcel 1 1 2
Park Parcel 1 1 2
Public Parcel 0.50 0.50 1
Undeveloped Parcel 0.25 0.25 0.50
6.3 Total Special Benefit Points
The calculation of Total Special Benefit Points for each parcel takes into account each component analyzed and described above, parcel characteristics and land use classification. The formula for determining each parcel’s Total Benefit Points is as follows:
( Building
Factor + Lot
Factor + ADT
Factor ) x
Street Lighting
Land Use Benefit
Points =
Total Street
Lighting Special
Benefit Points
( Building
Factor + Lot
Factor + ADT
Factor ) x
Landscaping Land
Use Benefit
Points
=
Total
Landscaping
Special
Benefit Points
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 20
The Total Special Benefit Points by Improvement type are computed for each parcel in the District and summed. The Total District Special Benefit Points are 472.00. These Total District Special Benefit Points are used to determine the proposed assessment amounts on each parcel.
6.4 Amount to Be Assessed
The total maximum amount to be assessed upon the assessable parcels is the total cost of the Improvements, as detailed above, less the portion of costs attributable to General Benefit as detailed in the Quantification of Benefit section.
The calculation of the balance to be assessed is shown below:
Description Amount
Total Cost of Improvements $438,729
Less General Benefit Portion (Lighting – 15.86%) (1,942) Less General Benefit Portion (Landscaping – 21.48%) (87,728) Total Cost of Improvements to Be Assessed $349,059(1)
(1) Slight variances may occur due to rounding. The final assessment rates in Section 9 have been truncated to two decimal places.
6.5 FY 2025/26 Assessment Rate per Special Benefit Point for Each Improvement Type
The Maximum Assessment Rate per Special Benefit Point is calculated by dividing the total costs to be Assessed by the total Special Benefit Points assigned to the parcels within the District for each Improvement type. The following formula provides the assessment rate per Special Benefit Point for each Improvement type.
Total Street Lighting Costs to be Assessed / Total Street Lighting Special Benefit Points = ($10,827.17) (236.00)
Assessment Rate per Street Lighting Special Benefit Point ($45.8778)
Total Landscaping Costs to be Assessed / Total Landscaping Special Benefit Points = ($338,232.32) (236.00)
Assessment Rate per Landscaping Special Benefit Point
($1,433.1878)
The Maximum Assessment Rate per Special Benefit Point for each Improvement type is then multiplied by each parcel’s total special benefit points to determine the maximum assessment amount per parcel.
6.6 Annual Maximum Assessment Rate Inflation for Each Improvement Type Each parcel’s maximum assessment for an Improvement type is determined by multiplying the maximum assessment rate per special benefit point by the parcel’s total special benefit points. If the total special benefit points for all assessable parcels in the District change in future years, the maximum allowable
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 21 annual assessment rate per special benefit point will not be recalculated. The maximum allowable annual assessment rate per special benefit point, plus the annual cost of living inflator, will remain fixed. The actual annual assessment rate per special benefit point will be calculated by dividing the fiscal year’s total cost of Improvements to be assessed by the total special benefit points, not to exceed the maximum allowable annual assessment rate per special benefit point for that fiscal year. The maximum allowable assessment rate per special benefit point is escalated each year on July 1 by the annual change in the February to February Consumer Price Index for all Urban Consumers, for the San Francisco-Oakland- Hayward CA region, not to exceed 3% annually, beginning July 1, 2024.
In any given year, the assessments may be at any rate sufficient to meet the estimated budget and levied without undertaking an assessment ballot proceeding, as long as the actual assessment rate per special benefit point does not exceed the Maximum Assessment Rate per special benefit point for that fiscal year.
If the change in CPI effective for any fiscal year is determined to be negative, the maximum assessment rate will remain unchanged from the previous fiscal year. The actual assessment rate may vary from year to year but will be no higher than the maximum rate.
The following table details the historical maximum assessment rates per benefit point:
Fiscal Year CPI
Lighting Maximum
Assessment Rate Per
Benefit Point
Lighting Maximum
Assessment Rate Per
Benefit Point
2023/24 N/A $43.7268 $1,389.7368
2024/25 2.366% 44.7614 1,422.6200
2025/26 2.689% 45.9651 1,460.8738
Slight variances may occur due to rounding.
6.7 Future Changes to Parcel Characteristics
Future changes to any of the parcel characteristics detailed in Section 6 will cause possible changes in the total assessment revenue. The assessment revenue for any given year will be the product of the District’s parcel characteristics, special benefit points and the budget in effect for such fiscal year. Development within the District that increases the overall building square footage, for example, will lead to possible increased assessment revenue, even if the assessment rate per special benefit point is not increased. By way of example, when a previously undeveloped parcel develops into a commercial land use classification, the parcel will no longer be assessed as an undeveloped land use, but rather as a commercial parcel with the updated parcel characteristics.
6.8 Data for Annual Assessment Calculations
Each year, as part of the assessment calculation procedures, the City or its designated consultant shall determine the land use classification for each parcel based on the County Assessor's use code or other supplementary information made available and deemed reliable. The parcel characteristics of building square footage and lot square footage shall similarly be based on the County Assessor's secured roll data for the applicable tax year and may be supplemented with other reliable data sources, such as County Assessor's parcel maps and GIS data.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 22 Assessment amounts for each parcel may change over time in accordance with changes to parcel characteristics including land use classification, building square footage, lot square footage and average daily trip generation.
6.9 Appeals
If any property owner believes the data used to calculate the assessment is inaccurate for any reason, the property owner shall submit, in writing, a request for review to the City. The property owner shall provide documentation to support the request for review. The City or its designated consultant shall review the request and provide a response to the property owner. The property owner must be current in the payment of all assessments when filing the request for review and must remain current during the review process.
If the review conducted by the City or its designated consultant results in the approval for changes to any parcel characteristics used to compute the assessment, the City or its designated consultant shall recalculate the assessment. When recalculating the assessment, the assessment rates actually applied in such fiscal year shall be used. Only the assessment for the parcel or parcels subject to review shall be recalculated.
If the recalculated assessment for the parcel or parcels being reviewed is less than the amount submitted to the County on the secured property tax roll, the difference shall be credited back to the property owner in a manner approved by the City. This credit shall be limited to the current fiscal year and the prior fiscal year, if applicable. The “fiscal year” shall follow the County’s fiscal year for property taxes, from July 1 to June 30. The applicable fiscal year shall be determined by the date the request for review is submitted to the City.
The credit may be provided in the form of a check issued to the property owner, an adjustment to the current year’s property tax roll (if possible), or a credit to the succeeding year’s assessment thereby reducing the amount placed on the secured property tax roll for such year.
If the recalculated assessment is greater than the amount submitted to the County on the secured property tax roll, the City or its designated consultant shall apply the recalculated assessment to the succeeding year’s property tax roll and no adjustments shall be made to the prior or current fiscal years’ assessments.
In any dispute over parcel characteristic data used to compute assessments, the City Manager (or his/her designee) shall make a conclusive determination and its decision shall be final.
6.10 Method of Collection
The assessments will be collected annually on the Solano County secured property tax roll. The assessments will be subject to the County’s assigned due dates and late penalties. However, the City Manager (or his/her designee) may choose to collect the assessments in an alternate manner (including directly billing the property owner) as may be deemed appropriate or necessary by the City or as allowed by law.
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 23
7. ENGINEER’S STATEMENT
The City of Fairfield Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) assessments described in this Report have been prepared pursuant to Article XIII D of the California Constitution. In preparing these assessments:
1. I have identified all parcels that will have a special benefit conferred upon them by the Improvements described in Section 2 of this Report (the “Specially Benefited Parcels”). a. For particulars as to the identification of these parcels, reference is made to the Assessment Diagram, a copy of which is included in Section 8 of this Report.
2. I have assessed the estimated costs and expenses of the Improvements upon the Specially Benefited Parcels. In making such assessment:
a. The proportionate special benefit derived from the Improvements by each Specially Benefited Parcel was determined in relationship to the entirety of the cost of the Improvements;
b. No assessment has been imposed on any Specially Benefited Parcel which exceeds the reasonable cost of the proportional special benefit conferred on such parcel by the Improvements; and
c. The general benefits have been separated from the special benefits and only special benefits have been assessed.
I, the undersigned, respectfully submit this Engineer’s Report and, to the best of my knowledge, information and belief, this Report, the assessments, and the Assessment Diagram herein have been prepared and computed in accordance with the 1972 Act.
By:
John G. Egan
Assessment Engineer
R.C.E. 14853
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 24
8. ASSESSMENT DIAGRAM
The following pages contain the assessment diagram for the District. The lines and dimensions of each lot or parcel within the District are those lines and dimensions shown on the maps of the County Assessor of the County of Solano, at the time this Engineer’s Report was prepared, and are incorporated by reference herein and made part of this report.
Source: Solano County GIS
Geographic Coordinate Reference: GCS North American 1983 Projection: NAD 1983 StatePlane California II FIPS 0402 Feet Sheet 1 of 1
C I T Y O F F A I R F I E L DC I T Y O F F A I R F I E L D
CITY OF FAIRFIELD
COUNTY OF SOLANO
STATE OF CALIFORNIA
CITY OF FAIRFIELD
LANDSCAPING AND LIGHTING MAINTENANCE DISTRICT
NO. 2023-1 (GATEWAY)
FILED IN THE OFFICE OF THE CITY CLERK OF THE CITY OF FAIRFIELD, STATE OF CALIFORNIA, THIS _____ DAY OF __________, 202__.
___________________________________________
CITY CLERK
CITY OF FAIRFIELD
THE LINES AND DIMENSIONS OF EACH LOT OR PARCEL SHOWN ON THIS DIAGRAM SHALL BE THOSE LINES AND DIMENSIONS AS SHOWN ON THE SOLANO COUNTY ASSESSOR’S MAPS FOR THOSE PARCELS LISTED.
FOR PARTICULARS OF THE LINES AND DIMENSIONS OF ASSESSOR PARCELS, REFERENCE IS MADE TO THE MAPS OF THE ASSESSOR, COUNTY OF SOLANO, STATE OF CALIFORNIA. THE SOLANO COUNTY ASSESSOR’S MAPS SHALL GOVERN FOR ALL DETAIL CONCERNING THE LINES AND DIMENSIONS OF SUCH LOTS OR PARCELS. 12 80
80 80
1212
80 Richards Ct
Gateway Ct
Gateway Ct
Kensington Dr
Gateway Bl
Gateway Bl
Webster St
B Gale Wilson Bl
Dana Dr
Travis Bl
Truman St
2nd St
Barton Pl
Barton Ct
Travis Bl
ClevelandCt
80 Oxford Dr
Kansas St
Montezuma Ct
Bristol Ln
Buckingham Dr
Markham Ct Arguello Ct
Victoria Ct
New Hampshire St
Hayes St
5th St
Cleveland St
Barton Dr
Holiday Ln
Alvarado Ct
Barbour Dr
London Ct
Wilkie St
Wallace St
Michigan St
London Ln
Winston Ct
Alford Dr
Larkin Dr
Harding St
Pennsylvania Av
Tabor Av
Roosevelt St
New Jersey St
Grant St
Minnesota St
1st St Tyler St
Van Buren St
Toland Dr
Westminster Dr
Kent Wy
Lincoln St
Pennsylvania Av
Pennsylvania Av
80 9
4 1
18 10
13 14
6 2
43 39
21 12
11 15
38 41
16 5
20 7
22 17
40 3
42 19
23 26
35 24
37 25
36 31
27 34
28 32
29 30
33 8
LLMD 2023-1 (Gateway) Boundary
LLMD 2023-1 (Gateway) Parcels
Parcels 0 350 700175 Feet
O
Air Base Pkwy
Walters Rd
LLMD 2023-1 (Gateway) Boundary
0 2.5 51.25 Miles
O
ID APN
1 0033-220-010
2 0033-220-020
3 0033-220-030
4 0033-220-040
5 0033-220-050
6 0033-220-070
7 0033-220-080
8 0033-220-110
9 0033-230-740
10 0033-230-750
11 0033-230-770
12 0033-230-780
13 0033-230-790
14 0033-230-800
15 0033-230-810
16 0033-230-820
17 0033-230-830
18 0033-230-840
19 0033-230-850
20 0033-230-870
21 0033-230-880
22 0033-230-890
23 0033-230-900
24 0033-240-010
25 0033-240-030
26 0033-240-040
27 0033-240-050
28 0033-240-070
29 0033-240-080
30 0033-240-100
31 0033-240-110
32 0033-240-120
33 0033-240-130
34 0033-240-140
35 0033-240-160
36 0033-240-170
37 0033-240-180
38 0033-250-010
39 0033-250-020
40 0033-250-030
41 0033-250-040
42 0033-250-050
43 0033-250-060
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 25
9. ASSESSMENT ROLL
Assessor’s parcel identification, for each lot or parcel subject to the assessment, shall be based on the County Assessor’s secured roll data for the applicable year in which this report is prepared. A listing of assessor’s parcels subject to the assessments for Fiscal Year 2025/26, along with the assessment amounts, is on file in the office of the City Clerk and incorporated herein by reference.
Based on County Assessor’s secured roll data, current assessor’s parcels, including corrected and/or new assessor’s parcels, will be submitted and/or resubmitted to the County Auditor/Controller. The annual assessment amount to be levied and collected for the resubmitted parcel(s) shall be determined in accordance with the method of apportionment and assessment rate approved in this Report. Therefore, if a single assessor’s parcel has a status change in development, other land use change, or subdivides into multiple assessor’s parcels, the assessment amounts applied to each of the new assessor’s parcels shall be recalculated and applied according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment amount.
The following pages contain the proposed Fiscal Year 2025/26 assessment roll for the District.
City of Fairfield
Lighting Maintenance District No. 2023-1 (Gateway)
Assessment Roll for Fiscal Year 2025/26
Assessor's Parcel
Number Site Address
Land Use
Classification
Total Benefit
Points Max Assessment FY 2025/26 Levy
0033-220-010 1400 GATEWAY BLVD Commercial 13.30 $10,023.68 $9,838.92 0033-220-020 1350 GATEWAY BLVD Commercial 6.33 4,775.38 4,687.36 0033-220-030 1345 GATEWAY BLVD Commercial 1.48 1,117.78 1,097.16 0033-220-040 1315 GATEWAY BLVD Commercial 20.03 15,091.31 14,813.14 0033-220-050 1340 GATEWAY BLVD Commercial 2.20 1,659.59 1,628.98 0033-220-070 1310 GATEWAY BLVD Commercial 7.13 5,376.59 5,277.48 0033-220-080 1305 GATEWAY BLVD Commercial 3.68 2,777.68 2,726.48 0033-220-110 1300 GATEWAY BLVD Commercial 8.95 6,749.34 6,624.92 0033-230-740 1550 GATEWAY BLVD Commercial 20.81 15,681.82 15,392.76 0033-230-750 1560 GATEWAY BLVD Commercial 7.73 5,824.61 5,717.24 0033-230-770 1580 GATEWAY BLVD Commercial 17.28 13,025.82 12,785.72 0033-230-780 1586 GATEWAY BLVD Commercial 4.27 3,224.25 3,164.80 0033-230-790 1590 GATEWAY BLVD Commercial 9.72 7,328.43 7,193.34 0033-230-800 1600 GATEWAY BLVD Commercial 7.35 5,540.36 5,438.22 0033-230-810 1610 GATEWAY BLVD Commercial 4.09 3,088.26 3,031.32 0033-230-820 1650 GATEWAY BLVD Commercial 2.35 1,770.61 1,737.96 0033-230-830 1640 GATEWAY BLVD Commercial 2.36 1,779.35 1,746.54 0033-230-840 2200 GATEWAY CT Commercial 15.51 11,687.52 11,472.10 0033-230-850 Commercial 0.11 83.56 82.00
0033-230-870 1570 GATEWAY BLVD Commercial 2.28 1,717.93 1,686.24 0033-230-880 1574 GATEWAY BLVD Commercial 5.57 4,198.55 4,121.16 0033-230-890 Commercial 0.43 324.61 318.62
0033-230-900 Commercial 0.12 94.71 92.96
0033-240-010 1300 TRAVIS BLVD Commercial 7.55 5,690.25 5,585.36 0033-240-040 1450 TRAVIS BLVD Commercial 3.64 2,747.88 2,697.22 0033-240-050 1544 TRAVIS BLVD Commercial 44.86 33,803.11 33,180.06 0033-240-070 Commercial 0.58 442.75 434.58
0033-240-080 1519 GATEWAY BLVD Commercial 8.00 6,031.24 5,920.06 0033-240-100 1451 GATEWAY BLVD Commercial 24.58 18,522.16 18,180.76 0033-240-110 1795 PENNSYLVANIA AVE Commercial 1.80 1,357.94 1,332.90 0033-240-120 1547 GATEWAY BLVD Commercial 25.03 18,864.25 18,516.54 0033-240-130 1350 TRAVIS BLVD Commercial 86.18 64,932.81 63,736.00 0033-240-140 1495 GATEWAY BLVD Commercial 3.01 2,273.73 2,231.80 0033-240-160 1340 TRAVIS BLVD Commercial 4.05 3,055.49 2,999.16 0033-240-170 1330 TRAVIS BLVD Commercial 41.86 31,541.59 30,960.22 0033-240-180 1320 TRAVIS BLVD Commercial 2.08 1,571.37 1,542.40 0033-240-190 TRAVIS BLVD Commercial 1.15 871.43 855.36
0033-240-200 TRAVIS BLVD Commercial 37.81 28,489.48 27,964.36 0033-250-010 1501 GATEWAY CT Commercial 2.90 2,189.09 2,148.74 0033-250-020 1525 GATEWAY CT Commercial 3.61 2,726.53 2,676.26 0033-250-030 1600 TRAVIS BLVD Commercial 1.51 1,144.64 1,123.54 Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 1 of 2 04/30/2025 03:08:05PM City of Fairfield
Lighting Maintenance District No. 2023-1 (Gateway)
Assessment Roll for Fiscal Year 2025/26
Assessor's Parcel
Number Site Address
Land Use
Classification
Total Benefit
Points Max Assessment FY 2025/26 Levy
0033-250-040 Commercial 1.68 1,267.91 1,244.52
0033-250-050 1730 TRAVIS BLVD Commercial 1.88 1,420.33 1,394.14 0033-250-060 1750 TRAVIS BLVD Commercial 4.94 3,728.23 3,659.50 471.78 $355,613.97 $349,058.9044 Accounts
Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 2 of 2 04/30/2025 03:08:05PM
City of Fairfield
Landscaping and Lighting Maintenance District No. 2023-1 (Gateway) – Fiscal Year 2025/26 Report 26
10. REFERENCES
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National Cooperative Highway Research Program, “Transportation Research Board of The National Academies 2009 Annual Report”, 2009.
Coder, Kim D. “Identified Benefits of Community Trees and Forests.” University of Georgia Cooperative Extension Service - Forest Resources Publication, October 1996.
Van Dillen, Sonja et. al, “Greenspace in urban neighborhoods and residents’ health: Adding quality to quantity”, 2012.
Crompton, John L. "Parks and Economic Development." American Planning Association, p. 31-48, 2001.
Department of Parks and Recreation, California (DPR). "The Health and Social Benefits of Recreation." Sacramento, CA: California State Parks, March 2005.
Golden Hill Neighborhood Assn. v. City of San Diego CA4/1, D062203 (199 Cal. App. 4th 416, 438 (2011)) Iris Vilnai-Yavetz & Shaked Gilboa (2010) The Effect of Servicescape Cleanliness on Customer Reactions, Services Marketing Quarterly, 10.1080/15332961003604386 Reliance Foundry, “11 Benefits of Streets Trees in Urban Spaces, (2019), ” https://www.reliance- foundry.com/blog/11-benefits-street-trees
Pennsylvania Landscape & Nursery Association, (2022), “About the Green Industry,” https://www.plna.com/page/About_Industry
Kearney, Anne R. "Residential Development Patterns and Neighborhood Satisfaction: Impacts of Density and Nearby Nature." Environment and Behavior, 38, 112-139, 2006.
Rea, Mark S., et al. "Review of the Safety Benefits and Other Effects of Roadway Lighting." National Cooperative Highway Research Program Transportation Research Board of the National Academies, June 2009.
Throsby, D. “Cultural heritage as financial asset in strategies for urban development and poverty alleviation.” Paper for International Conference for Integrating Urban Knowledge & Practice, 2005.
Fairfield, City of. “Average Daily Traffic (ADT) Citywide Traffic Counts Map (Updated 2018)”, https://fairfield.maps.arcgis.com/apps/webappviewer/index.html?id=908b0082da8c47be87fb0689 75b69d35
Fairfield, City of. “City of Fairfield Design, Construction and Materials Specification Handbook”, 2020.
Town of Tiburon v. Bonander, 180 Cal. App. 4th 1057, 1084 (2009) "Trip Generation Manual, 11th Edition." Washington, D.C.: Institute of Transportation Engineers, 2022.