(see attached)
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2026-2035
FRESNO/CLOVIS TOURISM BUSINESS
IMPROVEMENT DISTRICT
MANAGEMENT DISTRICT PLAN
Prepared pursuant to the Property and Business Improvement District Law of 1994, Streets and Highways Code section 36600 et seq.
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Contents
I. OVERVIEW ........................................................................................................................................ 3 II. BACKGROUND ................................................................................................................................ 5 III. BOUNDARY ....................................................................................................................................... 6 IV. ASSESSMENT BUDGET AND SERVICES ................................................................................ 8 A. Annual Service Plan ............................................................................................................................. 8 B. Annual Budget .................................................................................................................................... 10 C. California Constitutional Compliance ............................................................................................. 11 D. Assessment .......................................................................................................................................... 12 E. Interest and Overdue Charges .......................................................................................................... 13 F. Time and Manner for Collecting Assessments .............................................................................. 14 V. GOVERNANCE ............................................................................................................................... 15 A. Owners’ Association .......................................................................................................................... 15 B. Brown Act and California Public Records Act Compliance ........................................................ 15 C. Annual Report .................................................................................................................................... 15 APPENDIX 1 – LAW .................................................................................................................................... 16 APPENDIX 2 – ASSESSED BUSINESSES ............................................................................................. 28
Prepared by
Civitas
(800)999-7781
www.civitasadvisors.com
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I. OVERVIEW
Developed by Fresno and Clovis lodging businesses and the Fresno/Clovis Convention and Visitors Bureau (FCCVB), the Fresno/Clovis Tourism Business Improvement District ( FCTBID) is an assessment district proposed to continue to provide specific benefits to payors, by funding marketing and sales promotion efforts for assessed businesses. This approach has been used successfully in other destination areas throughout the country t o provide the benefit of additional room night sales directly to payors. The FCTBID was initially created in 2010 for a five (5) year term and was subsequently renewed in 2016 for an additional ten (10) year term. The FCCVB and Fresno and Clovis lodging businesses now wish to renew the FCTBID for an additional ten (10) year term.
Location: The FCTBID includes all lodging businesses, including all short-term rentals, existing and in the future, available for public occupancy located within the boundaries of the cities of Fresno and Clovis (collectively referred to herein as “assessed businesses”), as shown on the map in Section III.
Services: The FCTBID is designed to provide specific benefits directly to payors by increasing awareness and demand for r oom night sales. Destination sales and m arketing promotions will increase demand for overnight tourism and market payors as tourist, meeting and event destinations, thereby increasing demand for room night sales.
Budget: The total FCTBID annual assessment budget for the initial year of its ten (10) year operation is anticipated to be approximately $ 3,585,000. A similar assessment budget is expected to apply to subsequent years, but this assessment budget is expected to fluctuate as room sales do, as businesses open and close, and as the assessment rate is increased over the duration of the FCTBID as detailed in Section IV.
Cost: The annual assessment rate is two percent (2%) of gross short -term room rental revenue in years one (1) and two (2) of th e term. The assessment rate will automatically increase to two and one-half of one percent (2.5%) of gross short-term room rental revenue in years three (3) through six (6) and will subsequently increase to three percent (3%) of gross short -term room rental revenue in years seven (7) through ten (10) of the term, as outlined in the table below and detailed in Section IV.
Years Assessment Rate
1 - 2 2%
3 - 6 2.5%
7 - 10 3%
Based on the benefit received, assessments will not be collected on the following stays:
• Stays of more than thirty (30) consecutive days;
• Stays by railroad crews and airline crews;
• Stays by any officer or employee of a foreign government who is exempt by reason of express provision of federal law or international treaty or any federal or California city, county or state government officer or employee when on official business; and
• Stays by any occupant whose rent is of a value less than two dollars ($2.00) a day. ……………………………………………………………..
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Collection: The Cities of Fresno and Clovis will be responsible for collecting the assessment not less than quarterly (including any delinquencies, interest, and overdue charges) from each assessed business located in the boundaries of the FCTBID within each respective city. Each city shall take all reasonable efforts to collect the assessments from each assessed business.
Duration: The FCTBID will have a ten (10) year life, beginning January 1, 2026 or as soon as possible thereafter, and ending ten (10) years from its start date. After ten (10) years, the FCTBID may be renewed pursuant to the Property and Business Improvement District Law of 1994, Streets and Highways Code section 36600 et seq. (94 Law) if business owners support continuing the FCTBID programs.
Management: The FCCVB shall continue to serve as the FCTBID Owners’ Association. The Owners’ Association is charged with managing funds and implementing programs in accordance with this Management District Plan ( Plan) and must provide annual reports to Fresno City Council.
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II. BACKGROUND
TBIDs are an evolution of the traditional Business Improvement District. The first TBID was formed in West Hollywood, California in 1989. Since then, over 100 California destinations have followed suit. In recent years, other states have begun adopting the Ca lifornia model –Illinois, Minnesota, Massachusetts, Montana, South Dakota, Washington, Colorado, Texas and Louisiana have adopted TBID laws. Several other states are in the process of adopting their own legislation. The cities of Wichita, Kansas and Newark, New Jersey used an existing business improvement district law to form a TBID. Additionally, some cities, like Portland, Oregon and Memphis, Tennessee have utilized their home rule powers to create TBIDs without a state law.
California’s TBIDs collectively
raise over $300 million annually for
local destination marketing. With
competitors raising their budgets,
and increasing rivalry for visitor
dollars, it is important
that businesses continue to invest
in stable, commerce -specific
marketing programs.
TBIDs utilize the efficiencies of
private sector operation in the
market-based promotion of
tourism districts. TBIDs allow tourism business owners to organize their efforts to increase commerce. Business owners within the TBID pay an assessment and those funds are used to provide services that increase commerce.
In California, most TBIDs are formed pursuant to the Property and Business Improvement District Law of 1994. This law allows for the creation of a benefit assessment district to raise funds within a specific geographic area. The key difference between TBIDs and other benefit assessment districts is that funds raised are returned to the private non-profit corporation governing the district.
There are many benefits to TBIDs:
• Funds must be spent on services and improvements that provide a specific benefit only to those who pay;
• Funds cannot be diverted to general government programs; • They are customized to fit the needs of payors in each destination; • They allow for a wide range of services;
• They are designed, created and governed by those who will pay the assessment; and • They provide a stable, long-term funding source for tourism promotion.
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III. BOUNDARY
The renewed FCTBID will include all lodging businesses, including all short-term rentals, existing and in the future, available for public occupancy located within the boundaries of the cities of Fresno and Clovis (collectively referred to herein as “assessed businesses”), as shown in the map below.
Lodging business means: any structure, or any portion of any structure which is occupied or intended or designed for occupancy by transients for dwelling, lodging, or sleeping purposes, and includes any hotel, motel, or bed and breakfast, or other similar structure or portion thereof.
Short-term rental means: a dwelling unit, rented in whole or in part, to any persons(s) for transient use of 30 consecutive days or less and includes any tourist home or house, lodging house, rooming house, apartment house, or other similar structure. A dwelling unit within a hotel, motel, or bed and breakfast shall not be considered a short-term rental.
A complete listing of assessed businesses within the FCTBID can be found in Appendix 2. The assessed business list was compiled from records provided by each jurisdiction. The list was developed with the most reliable information provided, however, the list may contain discrepancies due to any of the following reasons: 1)The short-term rentals included in the list are businesses that have obtained a permit or license to operate as a short-term rental at the time of renewal, and does not include short- term rentals that are not permitted or licensed to operate as a short-term rental; 2) Short-term rentals may cease operation with little or no notice, and may no longer be operating as a short -term rental; and 3) the short-term rental list was compiled based on the dates shown in Appendix 2, and may not include short-term rentals that began operation after the dates listed.
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IV. ASSESSMENT BUDGET AND SERVICES
A. Annual Service Plan
Assessment funds will be spent to provide specific benefits conferred or privileges granted directly to the payors that are not provided to those not charged, and which do not exceed the reasonable cost to the Cities of conferring the benefits or granting the privileges. The privileges and services provided with the FCTBID funds are destination sales & marketing programs available only to assessed businesses.
A service plan assessment budget has been developed to deliver services that benefit the assessed businesses. A detailed annual assessment budget will be developed and approved by the FCCVB.
The chart below illustrates the initial annual assessment budget allocations. These activities and budget percent allocations will also apply in subsequent years. The total initial assessment budget is estimated to be $3,585,000.
Although actual revenues will fluctuate due to market conditions, the proportional allocations of the budget shall remain the same. However, the FCCVB Board shall have the authority to adjust budget allocations between the categories by no more than fifteen percent (15%) of the total budget per year.
A description of the proposed improvements and activities for the initial year of operation is below.
The same activities are proposed for subsequent years. In the event of a legal challenge against the FCTBID, any and all assessment funds may be used for the costs of defending the FCTBID.
Each budget category includes all costs related to providing that service. For example, the destination sales & marketing budget includes the cost of staff time dedicated to overseeing and implementing the sales and marketing program. Staff time dedicated purely to administrative tasks is allocated to the administration portion of the budget. The costs of an individual staff member may be allocated to multiple budget categories. The staffing levels necessary to provide the services below will be determined by the FCCVB on an as-needed basis.
Destination Sales & Marketing,
$3,011,400,
84%
Administration &
Operations, $358,500,
10%
Contingency/Renewal,
$179,250, 5%
City Administration,
$35,850, 1%
Initial Annual Assessment Budget -
$3,585,000
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Destination Sales & Marketing
A destination sales & marketing program will promote assessed businesses as tourist, meeting, and event destinations. The destination sales & marketing program will have a central theme of promoting Fresno and Clovis as a desirable place for overnight visits. The FCCVB Board shall ensure that the program costs are allocated based on the proportional benefit conferred. The program will have the goal of increasing overnight visitation and room night sales at assessed businesses, and may include, but is not limited to, the following activities:
• Development and maintenance of a website designed to promote assessed lodging businesses and other internet marketing efforts to increase awareness and optimize internet presence to drive overnight visitation and room sales to assessed businesses; • Print ads in magazines and newspapers , television and radio ads targeted at potential visitors to drive overnight visitation and room sales to assessed businesses; • Attendance of trade shows to promote assessed businesses; • Sales blitzes and familiarization tours for assessed businesses; • Preparation and production of collateral promotional materials such as brochures, visitor guides, flyers and maps featuring assessed businesses;
• Attendance of professional industry conferences and affiliation events to promote assessed businesses;
• Partnership with both local and state tourism organizations to target key international markets to increase overnight visitation at assessed businesses; • Development and implementation of a public relations and communications strategy, inclusive of social media outlets and press release distribution designed to drive overnight visitation at assessed businesses;
• Director of Sales, Marketing and/or General Manager meetings to plan and coordinate tourism promotion efforts for assessed businesses;
• Education of lodging business management and the owners’ association on marketing strategies best suited to meet assessed businesses’ needs; • Communications and advocacy activities to inform and educate key stakeholders and the public;
• Acquisition/utilization of new technologies for novel marketing initiatives; • Development of Return on Investment (ROI) analysis on effectiveness of district funds to improve effectiveness and increase demand for overnight visitation at assessed businesses; • Research and development of a marketing plan to ensure district funds are strategically spent to market assessed lodging businesses;
• Lead generation activities designed to attract tourists and group events to assessed businesses; • Maintaining an experienced sales staff of the Owner’s Association to target the meeting and conference market to generate overnight visitation and room sales to assessed businesses; • Maximizing alliances with professional organizations that target group business, or database services that track group opportunities to develop new leads for assessed businesses; • Incentivizing conferences and meetings to book at the destination to increase overnight visitation at assessed businesses; and
• Promotion of sporting events to drive overnight visitation and room sales to assessed businesses.
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Administration and Operations
The administration and operations portion of the budget shall be utilized for administrative staffing costs, office costs, and other general administrative costs such as insurance, legal, and accounting fees.
City Administration Fee
The Cities of Fresno and Clovis shall be paid a fee equal to 1% of the amount of assessment collected to cover their costs of collection and administration.
Contingency/Renewal
A prudent portion of the budget will be allocated to a contingency fund, to account for lower than anticipated collections. If there are contingency funds collected and near the expiration of the district there are contingency funds remaining, and assessed business owners wish to renew the FCTBID, the contingency funds may be used for renewal costs.
B. Annual Budget
The total ten (10) year assessment budget is projected at approximately $ 3,585,000 annually, or $46,605,000 through 2035. A similar assessment budget is expected to apply to subsequent years, but this budget is expected to fluctuate as room sales do , as businesses open and close, and as the assessment rate is increased over the duration of the FCTBID as detailed below and shown on the chart below.
The annual assessment rate is two percent (2%) of gross short-term room rental revenue in years one (1) and two (2) of the term. The assessment rate will automatically increase to two and one-half of one percent (2.5%) of gross short-term room rental revenue in years three (3) through six (6) and will subsequently increase to three percent (3%) of gross short-term room rental revenue in years seven (7) through ten (10) of the term.
Year
Destination
Sales &
Marketing
Administration
& Operations
Contingency
/ Renewal
City
Administration
Fee
Total
2026 $3,011,400 $358,500 $179,250 $35,850 $3,585,000
2027 $3,011,400 $358,500 $179,250 $35,850 $3,585,000
2028 $3,764,250 $448,125 $224,063 $44,813 $4,481,250
2029 $3,764,250 $448,125 $224,063 $44,813 $4,481,250
2030 $3,764,250 $448,125 $224,063 $44,813 $4,481,250
2031 $3,764,250 $448,125 $224,063 $44,813 $4,481,250
2032 $4,517,100 $537,750 $268,875 $53,775 $5,377,500
2033 $4,517,100 $537,750 $268,875 $53,775 $5,377,500
2034 $4,517,100 $537,750 $268,875 $53,775 $5,377,500
2035 $4,517,100 $537,750 $268,875 $53,775 $5,377,500
Total $39,148,200 $4,660,500 $2,330,250 $466,050 $46,605,000
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C. California Constitutional Compliance
The FCTBID assessment is not a property -based assessment subject to the requirements of Proposition 218. Courts have found Proposition 218 limited the term ‘assessments’ to levies on real property.1 Rather, the FCTBID assessment is a business -based assessment, and is subject to Proposition 26. Pursuant to Proposition 26 all levies are a tax unless they fit one of seven exceptions.
Two of these exceptions apply to the FCTBID , a “specific benefit” and a “specific government service.” Both require that the costs of benefits or services do not exceed the reasonable costs to the Cities of conferring the benefits or providing the services.
1. Specific Benefit
Proposition 26 requires that assessment funds be expe nded on, “ a specific benefit conferred or privilege granted directly to the payor that is not provided to those not charged, and which does not exceed the reasonable costs to the local government of conferring the benefit or granting the privilege.”2 The services in this Plan are designed to provide targeted benefits directly to assessed businesses, and are intended only to provide benefits and services directly to those businesses paying the assessment. These services are tailored not to serve the general public , businesses in general, or parcels of land, but rather to serve the specific businesses within the FCTBID. The activities described in this Plan are specifically targeted to increase demand for short-term sleeping room sales for assessed businesses within the boundaries of the FCTBID , and are narrowly tailored. FCTBID funds will be used exclusively to provide the specific benefit of increased demand for short -term sleeping room sales directly to the assessees. Assessment funds shall not be used to feature non-assessed businesses in FCTBID programs, or to directly generate sales for non -assessed businesses. The activities paid for from assessment revenues are business services constituting and providing specific benefits to the assessed businesses. Nothing in this Plan limits the ability of the Owners’ Association to enter into private contracts with non-assessed businesses for the provision of services to those businesses.
The assessment imposed by this FCTBID is for a specific benefit conferred directly to the payors that is not provided to those not charged. The specific benefit conferred directly to the payors is an increase in demand for short-term sleeping room sales. The specific benefit of an increase in demand for short-term sleeping room sales for assessed businesses will be provided only to businesses paying the district assessment, with destination marketing & sales programs promoting businesses paying the FCTBID assessment. The destination marketing & sales programs will be designed to increase short- term sleeping room sales at each assessed businesses. Because they are necessary to provide the destination marketing & sales programs that specifically benefit the assessed businesses, the administration and contingency services also provide the specific benefit of increased demand for short-term sleeping room sales to the assessed businesses.
Although the FCTBID, in providing specific benefits to payors, may produce incidental benefits to non-paying businesses, the incidental benefit does not preclude the services from being considered a specific benefit. The legislature has found that, “A specific benefit is not excluded from classification as a ‘specific benefit’ merely because an indirect benefit to a nonpayor occurs incidentally and without cost to the payor as a consequence of providing the specific benefit to the payor.” 3 2. Specific Government Service
1 Jarvis v. the City of San Diego 72 Cal App. 4th 230
2 Cal. Const. art XIII C § 1(e)(1)
3 Government Code § 53758(a)
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The assessment may also be utilized to provide, “a specific government service or product provided directly to the payor that is not provided to those not charged, and which does not exceed the reasonable costs to the local government of providing the service or product .”4 The legislature has recognized that marketing and promotions services like those to be provided by the FCTBID are government services within the meaning of Proposition 26 5. Further, the legislature has determined that “a specific government service is not excluded from classification as a ‘specific government service’ merely because an indirect benefit to a nonpayor occurs incidentally and without cost to the payor as a consequence of providing the specific government service to the payor.” 6 3. Reasonable Cost
FCTBID services will be implemented carefully to ensure they do not exceed the reasonable cost of such services. The full amount assessed will be used to provide the services described herein. Funds will be managed by the FCCVB, and reports submitted on an annual basis to the City of Fresno. Only assessed businesses will be featured in marketing materials, receive sales leads generated from FCTBID-funded activities, be featured in advertising campaigns, and benefit from other FCTBID - funded services. Non- assessed businesses will not receive these, nor any other, FCTBID -funded services and benefits.
The FCTBID-funded programs are targeted directly to benefit assessed businesses. It is, however, possible that there will be a spill over benefit to non-assessed businesses. If non-assessed businesses receive incremental room nights, that portion of the promotion or program generating those room nights shall be paid with non- FCTBID funds. FCTBID funds shall only be spent to benefit the assessed businesses, and shall not be spent on that portion of any program which directly generates incidental room nights for non-assessed businesses.
D. Assessment
The annual assessment rate is two percent (2%) of gross short-term (stays less than 31 days) sleeping room rental revenue, for years one- and two of the ten-year term. In years three through six, the annual assessment rate is two and one half of one percent (2.5%) of gross short-term (stays less than 31 days) sleeping room rental revenue. In years seven through ten, the annual assessment rate is three percent (3%) of gross short-term (stays less than 31 days) sleeping room rental revenue.
The annual assessment rate is two percent (2%) of gross short-term room rental revenue in years one (1) and two (2) of the term. The assessment rate will automatically increase to two and one-half of one percent (2.5%) of gross short -term room rental revenue in years three (3) through six (6) and will subsequently increase to three percent (3%) of gross short-term room rental revenue in years seven (7) through ten (10) of the term.
Based on the benefit received, assessments will not be collected on the following stays:
• Stays of more than thirty (30) consecutive days;
• Stays by railroad crews and airline crews;
• Stays by any officer or employee of a foreign government who is exempt by reason of express provision of federal law or international treaty or any federal or California city, county or state government officer or employee when on official business; and • Stays by any occupant whose rent is of a value less than two dollars ($2.00) a day.
4 Cal. Const. art XIII C § 1(e)(2)
5 Government Code § 53758(b)
6 Government Code § 53758(b)
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The assessment was calculated based on the total cost of the activities to be provided for the benefit of the assessed businesses within the FCTBID, with costs allocated based on the proportional benefit conferred to each business. Activities funded by the FCTBID , are specifically targeted to increase room nights at assessed businesses. All room night sales do not represent the same benefit to the payors. For example, a higher priced room night is of greater benefit than a lower priced room night because the assessee derives greater revenue. To account for this benefit differential and to make sure the benefits are proportional, an assessment formula based on a percentage of revenue has been selected. The proposed formula accurately reflects greater benefit to assessed businesses with higher priced room nights.
The term “gross short-term sleeping room rental revenue” as used herein means: the consideration charged, whether or not received, for the occupancy of space in an assessed business valued in money, whether to be received in money, goods, labor, or otherwise, including all receipts, cash, credits, and property and services of any kind or nature, without any deduction therefrom whatsoever. Gross room rental revenue shall not include any federal, state or local taxes collected, including but not limited to transient occupancy taxes.
The assessment is levied upon and a direct obligation of the assessed business. However, the assessed business may, at its discretion, pass the assessment on to transients. The amount of assessment, if passed on to each transient, shall be disclosed in advance and separately stated from the amount of rent charged and any other applicable taxes, and each transient shall receive a receipt for payment from the business. If the FCTBID assessment is identified separately it shall be disclosed as the “FCTBID Assessment.” As an alternative, the disclosure may include the amount of the FCTBID assessment and the amount of the assessment imposed pursuant to the California Tourism Marketing Act, Government Code §13995 et seq. and shall be disclosed as the “Tourism Assessment.” The assessment is imposed solely upon, and is the sole obligation of the assessed business even if it is passed on to transients. The assessment shall not be considered revenue for calculation of transient occupancy taxes.
Bonds shall not be issued.
E. Interest and Overdue Charges
Assessed businesses which are delinquent in paying the assessment shall be responsible for paying:
1. Any assessed business which fails to remit any assessment imposed within the time required shall pay an overdue charge of ten percent (10%) of the amount of the assessment in addition to the amount of the assessment.
2. Any assessed business which fails to remit any delinquent remittance on or before a period of thirty (30) days following the date on which the remittance first became delinquent shall pay a second delinquency overdue charge of ten percent (10%) of the amount of the assessment in addition to the amount of the assessment and the ten percent (10%) overdue charge first imposed.
3. If either City determines that the non-payment of any remittance due under this plan is due to fraud or intent to evade the provisions thereof, an overdue charge of twenty-five percent (25%) of the amount of the assessment shall be added thereto in addition to the overdue charges stated in subsections 1 and 2 of this section.
4. In addition to the overdue charges imposed, any assessed business which fails to remit any assessment imposed shall pay interest at the rate of one percent (1%) per month or fraction
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thereof on the amount of the assessment, exclusive of overdue charges, from the date on which the remittance first became delinquent until paid.
5. Every overdue charge imposed and such interest as accrues under the provisions of this section shall be merged with and become a part of the assessment herein required to be paid.
F. Time and Manner for Collecting Assessments
The FCTBID assessment will be implemented beginning January 1, 2026 or as soon as possible thereafter, and ending ten (10) years from its start date. Each city will be responsible for collecting the assessment not less than quarterly (including any delinquencies, penalties and interest) from each lodging business located in the boundaries of the respective city, in the FCTBID, and forwarding the amount collected to the City of Fresno on a quarterly basis. Each city shall take all reasonable efforts to collect, or cause to be collected, the assessments from each lodging business located within its boundaries, within the FCTBID, including the collection of delinquent assessments. The assessment shall be collected using a return form developed and provided to the assessed businesses by the cities.
The City of Fresno shall forward the assessment funds collected, including any delinquencies, penalties and interest, to the Owners’ Association.
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V. GOVERNANCE
A. Owners’ Association
The City Council, through adoption of this Plan, has the right, pursuant to Streets and Highways Code §36651, to identify the body that shall implement the proposed program, which shall be the Owners’ Association of the FCTBID as defined in Streets and Highways Code §36612 . The City Council of Fresno has determined that the FCCVB will continue to serve as the Owners’ Association for the FCTBID.
B. Brown Act and California Public Records Act Compliance An Owners’ Association is a private entity and may not be considered a public entity for any purpose, nor may its board members or staff be considered to be public officials for any purpose. The Owners’ Association is, however, subject to government regulations relating to transparency, namely the Ralph M. Brown Act and the California Public Records Act. These regulations are designed to promote public accountability. The Owners’ Association acts as a legislative body under the Ralph M. Brown Act (Government Code §54950 et seq.). Thus, meetings of the FCCVB Board and certain committees must be held in compliance with the public notice and other requirements of the Brown Act.
Accordingly, the Owners’ Association shall publicly report any action taken and the vote or abstention on that action of each member present for the action. The Owners’ Association is also subject to the record keeping and disclosure requirements of the California Public Records Act.
C. Annual Report
The FCCVB shall present an annual report at the end of each year of operation to the Fresno City Council pursuant to Streets and Highways Code §36650 (see Appendix 1). The annual report shall include:
• Any proposed changes in the boundaries of the improvement district or in any benefit zones or classification of businesses within the district.
• The improvements and activities to be provided for that fiscal year. • An estimate of the cost of providing the improvements and the activities for that fiscal year. • The method and basis of levying the assessment in sufficient detail to allow each business owner to estimate the amount of the assessment to be levied against his or her business for that fiscal year.
• The estimated amount of any surplus or deficit revenues to be carried over from a previous fiscal year.
• The estimated amount of any contributions to be made from sources other than assessments levied pursuant to this part.
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APPENDIX 1 – LAW
*** THIS DOCUMENT IS CURRENT THROUGH THE 2023 EXTRA SESSION CH 1, 2023 REGULAR SESSION CH. 890***
(ALL 2023 LEGISLATION)
STREETS AND HIGHWAYS CODE
DIVISION 18. PARKING
PART 7. PROPERTY AND BUSINESS IMPROVEMENT DISTRICT LAW OF 1994
CHAPTER 1. General Provisions
ARTICLE 1. Declarations
36600. Citation of part
This part shall be known and may be cited as the “Property and Business Improvement District Law of 1994.”
36601. Legislative findings and declarations; Legislative guidance
The Legislature finds and declares all of the following:
(a) Businesses located and operating within business districts in some of this state’s communities are economically disadvantaged, are underutilized, and are unable to attract customers due to inadequate facilities, services, and activities in the business districts. (b) It is in the public interest to promote the economic revitalization and physical maintenance of business districts in order to create jobs, attract new businesses, and prevent the erosion of the business districts. (c) It is of particular local benefit to allow business districts to fund business related improvements, maintenance, and activities through the levy of assessments upon the businesses or real property that receive benefits from those improvements.
(d) Assessments levied for the purpose of conferring special benefit upon the real property or a specific benefit upon the businesses in a business district are not taxes for the general benefit of a city, even if property, businesses, or persons not assessed receive incidental or collateral effects that benefit them. (e) Property and business improvement districts formed throughout this state have conferred special benefits upon properties and businesses within their districts and have made those properties and businesses more useful by providing the following benefits:
(1) Crime reduction. A study by the Rand Corporation has confirmed a 12- percent reduction in the incidence of robbery and an 8-percent reduction in the total incidence of violent crimes within the 30 districts studied.
(2) Job creation.
(3) Business attraction.
(4) Business retention.
(5) Economic growth.
(6) New investments.
(f) With the dissolution of redevelopment agencies throughout the state, property and business improvement districts have become even more important tools with which communities can combat blight, promote economic opportunities, and create a clean and safe environment. (g) Since the enactment of this act, the people of California have adopted Proposition 218, which added Article XIII D to the Constitution in order to place certain requirements and restrictions on the formation of, and activities, expenditures, and assessments by property-based districts. Article XIII D of the Constitution provides that property-based districts may only levy assessments for special benefits. (h) The act amending this section is intended to provide the Legislature’s guidance with regard to this act, its interaction with the provisions of Article XIII D of the Constitution, and the determination of special benefits in property-based districts.
(1) The lack of legislative guidance has resulted in uncertainty and inconsistent application of this act, which discourages the use of assessments to fund needed improvements, maintenance, and activities in property-based districts, contributing to blight and other underutilization of property.
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(2) Activities undertaken for the purpose of conferring special benefits upon property to be assessed inherently produce incidental or collateral effects that benefit property or persons not assessed. Therefore, for special benefits to exist as a separate and distinct category from general benefits, the incidental or collateral effects of those special benefits are inherently part of those special benefits. The mere fact that special benefits produce incidental or collateral effects that benefit property or persons not assessed does not convert any portion of those special benefits or their incidental or collateral effects into general benefits. (3) It is of the utmost importance that property-based districts created under this act have clarity regarding restrictions on assessments they may levy and the proper determination of special benefits. Legislative clarity with regard to this act will provide districts with clear instructions and courts with legislative intent regarding restrictions on property-based assessments, and the manner in which special benefits should be determined.
36602. Purpose of part
The purpose of this part is to supplement previously enacted provisions of law that authorize cities to levy assessments within property and business improvement districts, to ensure that those assessments conform to all constitutional requirements and are determined and assessed in accordance with the guidance set forth in this act.
This part does not affect or limit any other provisions of law authorizing or providing for the furnishing of improvements or activities or the raising of revenue for these purposes.
36603. Preemption of authority or charter city to adopt ordinances levying assessments
Nothing in this part is intended to preempt the authority of a charter city to adopt ordinances providing for a different method of levying assessments for similar or additional purposes from those set forth in this part. A property and business improvement district created pursuant to this part is expressly exempt from the provisions of the Special Assessment Investigation, Limitation and Majority Protest Act of 1931 (Division 4 (commencing with Section 2800)).
36603.5 Part prevails over conflicting provisions
Any provision of this part that conflicts with any other provision of law shall prevail over the other provision of law, as to districts created under this part.
36604. Severability
This part is intended to be construed liberally and, if any provision is held invalid, the remaining provisions shall remain in full force and effect. Assessments levied under this part are not special taxes.
ARTICLE 2. Definitions
36606. “Activities”
“Activities” means, but is not limited to, all of the following that benefit businesses or real property in the district:
(a) Promotion of public events.
(b) Furnishing of music in any public place.
(c) Promotion of tourism within the district.
(d) Marketing and economic development, including retail retention and recruitment. (e) Providing security, sanitation, graffiti removal, street and sidewalk cleaning, and other municipal services supplemental to those normally provided by the municipality. (f) Other services provided for the purpose of conferring special benefit upon assessed real property or specific benefits upon assessed businesses located in the district.
36606.5. “Assessment”
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“Assessment” means a levy for the purpose of acquiring, constructing, installing, or maintaining improvements and providing activities that will provide certain benefits to properties or businesses located within a property and business improvement district.
36607. “Business”
“Business” means all types of businesses and includes financial institutions and professions.
36608. “City”
“City” means a city, county, city and county, or an agency or entity created pursuant to Article 1 (commencing with Section 6500) of Chapter 5 of Division 7 of Title 1 of the Government Code, the public member agencies of which includes only cities, counties, or a city and county, or the State of California.
36609. “City council”
“City council” means the city council of a city or the board of supervisors of a county, or the agency, commission, or board created pursuant to a joint powers agreement and which is a city within the meaning of this part.
36609.4. “Clerk”
“Clerk” means the clerk of the legislative body.
36609.5. “General benefit”
“General benefit” means, for purposes of a property-based district, any benefit that is not a “special benefit” as defined in Section 36615.5.
36610. “Improvement”
“Improvement” means the acquisition, construction, installation, or maintenance of any tangible property with an estimated useful life of five years or more including, but not limited to, the following:
(a) Parking facilities.
(b) Benches, booths, kiosks, display cases, pedestrian shelters and signs. (c) Trash receptacles and public restrooms.
(d) Lighting and heating facilities.
(e) Decorations.
(f) Parks.
(g) Fountains.
(h) Planting areas.
(i) Closing, opening, widening, or narrowing of existing streets. (j) Facilities or equipment, or both, to enhance security of persons and property within the district. (k) Ramps, sidewalks, plazas, and pedestrian malls.
(l) Rehabilitation or removal of existing structures.
36611. “Management district plan”; “Plan”
“Management district plan” or “plan” means a proposal as defined in Section 36622.
36612. “Owners’ association”
“Owners’ association” means a private nonprofit entity that is under contract with a city to administer or implement improvements, maintenance, and activities specified in the management district plan. An owners’ association may be an existing nonprofit entity or a newly formed nonprofit entity. An owners’ association is a private entity and may not be considered a public entity for any purpose, nor may its board members or staff be considered to be public officials for any purpose. Notwithstanding this section, an owners’ association shall comply with the Ralph M. Brown Act (Chapter 9 (commencing with Section 54950) of Part 1 of Division 2 of Title 5 of the Government Code), at all times when matters within the subject matter of the district are heard, disc ussed, or deliberated, and
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with the California Public Records Act (Division 10 (commencing with Section 7920.000) of Title 1 of the Government Code), for all records relating to activities of the district. 36614. “Property”
“Property” means real property situated within a district.
36614.5. “Property and business improvement district”; “District”
“Property and business improvement district,” or “district,” means a property and business improvement district established pursuant to this part.
36614.6. “Property-based assessment”
“Property-based assessment” means any assessment made pursuant to this part upon real property.
36614.7. “Property-based district”
“Property-based district” means any district in which a city levies a property-based assessment.
36615. “Property owner”; “Business owner”; “Owner”
“Property owner” means any person shown as the owner of land on the last equalized assessment roll or otherwise known to be the owner of land by the city council. “Business owner” means any person recognized by the city as the owner of the business. “Owner” means either a business owner or a property owner. The city council has no obligation to obtain other information as to the ownership of land or businesses, and its determination of ownership shall be final and conclusive for the purposes of this part. Wherever this part requires the signature of the property owner, the signature of the authorized agent of the property owner shall be sufficient. Wherever this part requires the signature of the business owner, the signature of the authorized agent of the business owner shall be sufficient.
36615.5. “Special benefit” [Effective January 1, 2023]
(a) “Special benefit” means, for purposes of a property-based district, a particular and distinct benefit over and above general benefits conferred on real property located in a district or to the public at large. Special benefit includes incidental or collateral effects that arise from the improvements, maintenance, or activities of property - based districts even if those incidental or collateral effects benefit property or persons not assessed. Special benefit excludes general enhancement of property value.
(b) “Special benefit” also includes, for purposes of a property-based district, a particular and distinct benefit provided directly to each assessed parcel within the district. Merely because parcels throughout an assessment district share the same special benefits does not make the benefits general.
36616. “Tenant”
“Tenant” means an occupant pursuant to a lease of commercial space or a dwelling unit, other than an owner.
ARTICLE 3 Prior Law
36617. Alternate method of financing certain improvements and activities; Effect on other provisions
This part provides an alternative method of financing certain improvements and activities. The provisions of this part shall not affect or limit any other provisions of law authorizing or providing for the furnishing of improvements or activities or the raising of revenue for these purposes. Every improvement area established pursuant to the Parking and Business Improvement Area Law of 1989 (Part 6 (commencing with Section 36500) of this division) is valid and effective and is unaffected by this part.
CHAPTER 2. Establishment
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36620. Establishment of property and business improvement district
A property and business improvement district may be established as provided in this chapter.
36620.5. Requirement of consent of city council
A county may not form a district within the territorial jurisdiction of a city without the consent of the city council of that city. A city may not form a district within the unincorporated territory of a county without the consent of the board of supervisors of that county. A city may not form a district within the territorial jurisdiction of another city without the consent of the city council of the other city.
36621. Initiation of proceedings; Petition of property or business owners in proposed district
(a) Upon the submission of a written petition, signed by the property or business owners in the proposed district who will pay more than 50 percent of the assessments proposed to be levied, the city council may initiate proceedings to form a district by the adoption of a resolution expressing its intention to form a district. The amount of assessment attributable to property or a business owned by the same property or business owner that is in excess of 40 percent of the amount of all assessments proposed to be levied, shall not be included in determining whether the petition is signed by property or business owners who will pay more than 50 percent of the total amount of assessments proposed to be levied. (b) The petition of property or business owners required under subdivision (a) shall include a summary of the management district plan. That summary shall include all of the following:
(1) A map showing the boundaries of the district.
(2) Information specifying where the complete management district plan can be obtained. (3) Information specifying that the complete management district plan shall be furnished upon request.
(c) The resolution of intention described in subdivision (a) shall contain all of the following:
(1) A brief description of the proposed improvements, maintenance, and activities, the amount of the proposed assessment, a statement as to whether the assessment will be levied on property or businesses within the district, a statement as to whether bonds will be issued, and a description of the exterior boundaries of the proposed district, which may be made by reference to any plan or map that is on file with the clerk. The descriptions and statements do not need to be detailed and shall be sufficient if they enable an owner to generally identify the nature and extent of the improvements, maintenance, and activities, and the location and extent of the proposed district. (2) A time and place for a public hearing on the establishment of the property and business improvement district and the levy of assessments, which shall be consistent with the requirements of Section 36623.
36622. Contents of management district plan
The management district plan shall include, but is not limited to, all of the following:
(a) If the assessment will be levied on property, a map of the district in sufficient detail to locate each parcel of property and, if businesses are to be assessed, each business within the district. If the assessment will be levied on businesses, a map that identifies the district boundaries in sufficient detail to allow a business owner to reasonably determine whether a business is located within the district boundaries. If the assessment will be levied on property and businesses, a map of the district in sufficient detail to locate each parcel of property and to allow a business owner to reasonably determine whether a business is located within the district boundaries.
(b) The name of the proposed district.
(c) A description of the boundaries of the district, including the boundaries of benefit zones, proposed for establishment or extension in a manner sufficient to identify the affected property and businesses included, which may be made by reference to any plan or map that is on file with the clerk. The boundaries of a proposed property assessment district shall not overlap with the boundaries of another existing property assessment district created pursuant to this part. This part does not prohibit the boundaries of a district created pursuant to this part to overlap with other assessment districts established pursuant to other provisions of law, including, but not limited to, the Parking and Business Improvement Area Law of 1989 (Part 6 (commencing with Section 36500)). This part does not prohibit the boundaries of a business
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assessment district created pursuant to this part to overlap with another business assessment district created pursuant to this part. This part does not prohibit the boundaries of a business assessment district created pursuant to this part to overlap with a property assessment district created pursuant to this part. (d) The improvements, maintenance, and activities proposed for each year of operation of the district and the estimated cost thereof. If the improvements, maintenance, and activities proposed for each year of operation are the same, a description of the first year’s proposed improvements, maintenance, and activities and a statement that the same improvements, maintenance, and activities are proposed for subsequent years shall satisfy the requirements of this subdivision.
(e) The total annual amount proposed to be expended for improvements, maintenance, or activities, and debt service in each year of operation of the district. If the assessment is levied on businesses, this amount may be estimated based upon the assessment rate. If the total annual amount proposed to be expended in each year of operation of the district is not significantly different, the amount proposed to be expended in the initial year and a statement that a similar amount applies to subsequent years sha ll satisfy the requirements of this subdivision.
(f) The proposed source or sources of financing, including the proposed method and basis of levying the assessment in sufficient detail to allow each property or business owner to calculate the amount of the assessment to be levied against their property or business. The plan also shall state whether bonds will be issued to finance improvements.
(g) The time and manner of collecting the assessments. (h) The specific number of years in which assessments will be levied. In a new district, the maximum number of years shall be five. Upon renewal, a district shall have a term not to exceed 10 years.
Notwithstanding these limitations, a district created pursuant to this part to finance capital improvements with bonds may levy assessments until the maximum maturity of the bonds. The management district plan may set forth specific increases in assessments for each year of operation of the district. (i) The proposed time for implementation and completion of the management district plan. (j) Any proposed rules and regulations to be applicable to the district. (k)
(1) A list of the properties or businesses to be assessed, including the assessor’s parcel numbers for properties to be assessed, and a statement of the method or methods by which the expenses of a district will be imposed upon benefited real property or businesses, in proportion to the benefit received by the property or business, to defray the cost thereof. (2) In a property-based district, the proportionate special benefit derived by each identified parcel shall be determined exclusively 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 activities. An assessment shall not be imposed on any parcel that exceeds the reasonable cost of the proportional special benefit conferred on that parcel. Only special benefits are assessable, and a property-based district shall separate the general benefits, if any, from the special benefits conferred on a parcel. Parcels within a property-based district that are owned or used by any city, public agency, the State of California, or the United States shall not be exempt from assessment unless the governmental entity can demonstrate by clear and convincing evidence that those publicly owned parcels in fact receive no special benefit. The value of any incidental, secondary, or collateral effects that arise from the improvements, maintenance, or activities of a property- based district and that benefit property or persons not assessed shall not be deducted from the entirety of the cost of any special benefit or affect the proportionate special benefit derived by each identified parcel.
(3) In a property-based district, properties throughout the district may share the same special benefits. In a district with boundaries that define which parcels are to receive improvements, maintenance, or activities over and above those services provided by the city, the improvements, maintenance, or activities themselves may constitute a special benefit. The city may impose assessments that are less than the proportional special benefit conferred, but shall not impose assessments that exceed the reasonable costs of the proportional special benefit conferred. Because one or more parcels pay less than the special benefit conferred does not necessarily mean that other parcels are assessed more than the reasonable cost of their special benefit. (l) In a property-based district, a detailed engineer’s report prepared by a registered professional engineer certified by the State of California supporting all assessments contemplated by the management district plan.
(m) Any other item or matter required to be incorporated therein by the city council.
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36623. Procedure to levy assessment
(a) If a city council proposes to levy a new or increased property assessment, the notice and protest and hearing procedure shall comply with Section 53753 of the Government Code. (b) If a city council proposes to levy a new or increased business assessment, the notice and protest and hearing procedure shall comply with Section 54954.6 of the Government Code, except that notice shall be mailed to the owners of the businesses proposed to be assessed. A protest may be made orally or in writing by any interested person. Every written protest shall be filed with the clerk at or before the time fixed for the public hearing. The city council may waive any irregularity in the form or conte nt of any written protest. A written protest may be withdrawn in writing at any time before the conclusion of the public hearing. Each written protest shall contain a description of the business in which the person subscribing the protest is interested sufficient to identify the business and, if a person subscribing is not shown on the official records of the city as the owner of the business, the protest shall contain or be accompanied by written evidence that the person subscribing is the owner of the business or the authorized representative. A written protest that does not comply with this section shall not be counted in determining a majority protest.
If written protests are received from the owners or authorized representatives of businesses in the pro posed district that will pay 50 percent or more of the assessments proposed to be levied and protests are not withdrawn so as to reduce the protests to less than 50 percent, no further proceedings to levy the proposed assessment against such businesses, as contained in the resolution of intention, shall be taken for a period of one year from the date of the finding of a majority protest by the city council. (c) If a city council proposes to conduct a single proceeding to levy both a new or increased property assessment and a new or increased business assessment, the notice and protest and hearing procedure for the property assessment shall comply with subdivision (a), and the notice and protest and hearing procedure for the business assessment shall comply with subdivision (b). If a majority protest is received from either the property or business owners, that respective portion of the assessment shall not be levied. The remaining portion of the assessment may be levied unless the improvement or other special benefit was proposed to be funded by assessing both property and business owners.
36624. Changes to proposed assessments
At the conclusion of the public hearing to establish the district, the city council may adopt, revise, change, reduce, or modify the proposed assessment or the type or types of improvements, maintenance, and activities to be funded with the revenues from the assessments. Proposed assessments may only be revised by reducing any or all of them. At the public hearing, the city council may only make changes in, to, or from the boundaries of the proposed property and business improvement district that will exclude territory that will not benefit from the proposed improvements, maintenance, and activities. Any modifications, revisions, reductions, or changes to the proposed assessment district shall be reflected in the notice and map recorded pursuant to Section 36627.
36625. Resolution of formation
(a) If the city council, following the public hearing, decides to establish a proposed property and business improvement district, the city council shall adopt a resolution of formation that shall include, but is not limited to, all of the following:
(1) A brief description of the proposed improvements, maintenance, and activities, the amount of the proposed assessment, a statement as to whether the assessment will be levied on property, businesses, or both within the district, a statement on whether bonds will be issued, and a description of the exterior boundaries of the proposed district, which may be made by reference to any plan or map that is on file with the clerk. The descriptions and statements need not be detailed and shall be sufficient if they enable an owner to generally identify the nature and extent of the improvements, maintenance, and activities and the location and extent of the proposed district. (2) The number, date of adoption, and title of the resolution of intention. (3) The time and place where the public hearing was held concerning the establishment of the district.
(4) A determination regarding any protests received. The city shall not establish the district or levy assessments if a majority protest was received.
(5) A statement that the properties, businesses, or properties and businesses in the district established by the resolution shall be subject to any amendments to this part.
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(6) A statement that the improvements, maintenance, and activities to be conferred on businesses and properties in the district will be funded by the levy of the assessments. The revenue from the levy of assessments within a district shall not be used to provide improvements, maintenance, or activities outside the district or for any purpose other than the purposes specified in the resolution of intention, as modified by the city council at the hearing concerning establishment of the district.
Notwithstanding the foregoing, improvements and activities that must be provided outside the district boundaries to create a special or specific benefit to the assessed parcels or businesses may be provided, but shall be limited to marketing or signage pointing to the district. (7) A finding that the property or businesses within the area of the property and business improvement district will be benefited by the improvements, maintenance, and activities funded by the proposed assessments, and, for a property-based district, that property within the district will receive a special benefit.
(8) In a property-based district, the total amount of all special benefits to be conferred on the properties within the property-based district.
(b) The adoption of the resolution of formation and, if required, recordation of the notice and map pursuant to Section 36627 shall constitute the levy of an assessment in each of the fiscal years referred to in the management district plan.
36627. Notice and assessment diagram
Following adoption of the resolution establishing district assessments on properties pursuant to Section 36625, the clerk shall record a notice and an assessment diagram pursuant to Section 3114. No other provision of Division 4.5 (commencing with Section 3100) applies to an assessment district created pursuant to this part.
36628. Establishment of separate benefit zones within district; Categories of businesses
The city council may establish one or more separate benefit zones within the district based upon the degree of benefit derived from the improvements or activities to be provided within the benefit zone and may impose a different assessment within each benefit zone. If the assessment is to be levied on businesses, the city council may also define categories of businesses based upon the degree of benefit that each will derive from the improvements or activities to be provided within the district and may impose a different assessment or rate of assessment on each category of business, or on each category of business within each zone.
36628.5. Assessments on businesses or property owners
The city council may levy assessments on businesses or on property owners, or a combination of the two, pursuant to this part. The city council shall structure the assessments in whatever manner it determines corresponds with the distribution of benefits from the proposed improvements, maintenance, and activities, provided that any property- based assessment conforms with the requirements set forth in paragraph (2) of subdivision (k) of Section 36622.
36629. Provisions and procedures applicable to benefit zones and business categories
All provisions of this part applicable to the establishment, modification, or disestablishment of a property and business improvement district apply to the establishment, modification, or disestablishment of benefit zones or categories of business. The city council shall, to establish, modify, or disestablish a benefit zone or category of business, follow the procedure to establish, modify, or disestablish a property and business improvement district.
36630. Expiration of district; Creation of new district
If a property and business improvement district expires due to the time limit set pursuant to subdivision (h) of Section 36622, a new management district plan may be created and the district may be renewed pursuant to this part.
CHAPTER 3: Assessments
36631. Time and manner of collection of assessments; Delinquent payments
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The collection of the assessments levied pursuant to this part shall be made at the time and in the manner set forth by the city council in the resolution levying the assessment. Assessments levied on real property may be collected at the same time and in the same manner as for the ad valorem property tax, and may provide for the same lien priority and penalties for delinquent payment. All delinquent payments for assessments levied pursuant to this part may be charged interest and penalties.
36632. Assessments to be based on estimated benefit; Classification of real property and businesses; Exclusion of residential and agricultural property
(a) The assessments levied on real property pursuant to this part shall be levied on the basis of the estimated benefit to the real property within the property and business improvement district. The city council may classify properties for purposes of determining the benefit to property of the improvements and activities provided pursuant to this part.
(b) Assessments levied on businesses pursuant to this part shall be levied on the basis of the estimated benefit to the businesses within the property and business improvement district. The city council may classify businesses for purposes of determining the benefit to the businesses of the improvements and activities provided pursuant to this part.
(c) Properties zoned solely for residential use, or that are zoned for agricultural use, are conclusively presumed not to benefit from the improvements and service funded through these assessments, and shall not be subject to any assessment pursuant to this part.
36633. Time for contesting validity of assessment
The validity of an assessment levied under this part shall not be contested in an action or proceeding unless the action or proceeding is commenced within 30 days after the resolution levying the assessment is adopted pursuant to Section 36625. An appeal from a final judgment in an action or proceeding shall be perfected within 30 days after the entry of judgment.
36634. Service contracts authorized to establish levels of city services
The city council may execute baseline service contracts that would establish levels of city services that would continue after a property and business improvement district has been formed.
36635. Request to modify management district plan
The owners’ association may, at any time, request that the city council modify the management district plan. Any modification of the management district plan shall be made pursuant to this chapter.
36636. Modification of plan by resolution after public hearing; Adoption of the resolution of intention
(a) Upon the written request of the owners’ association, the city council may modify the management district plan after conducting one public hearing on the proposed modifications. The city council may modify the improvements and activities to be funded with the revenue derived from the levy of the assessments by adopting a resolution determining to make the modifications after holding a public hearing on the proposed modifications. If the modification includes the levy of a new or increased assessment, the city council shall comply with Section 36623. Notice of all other public hearings pursuant to this section shall comply with both of the following:
(1) The resolution of intention shall be published in a newspaper of general circulation in the city once at least seven days before the public hearing.
(2) A complete copy of the resolution of intention shall be mailed by first class mail, at least 10 days before the public hearing, to each business owner or property owner affected by the proposed modification.
(b) The city council shall adopt a resolution of intention which states the proposed modification prior to the public hearing required by this section. The public hearing shall be held not more than 90 days after the adoption of the resolution of intention.
36637. Reflection of modification in notices recorded and maps
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Any subsequent modification of the resolution shall be reflected in subsequent notices and maps recorded pursuant to Division 4.5 (commencing with Section 3100), in a manner consistent with the provisions of Section 36627.
36638. Assessment as government improvised fee on Civ C § 1770 transaction [Operative July 1, 2024]
(a) A business assessment pursuant to this part is a fee imposed by a government on the transaction for purposes of paragraph (29) of subdivision (a) of Section 1770 of the Civil Code. (b) This section shall become operative on July 1, 2024.
CHAPTER 3.5 Financing
36640. Bonds authorized; Procedure; Restriction on reduction or termination of assessments
(a) The city council may, by resolution, determine and declare that bonds shall be issued to finance the estimated cost of some or all of the proposed improvements described in the resolution of formation adopted pursuant to Section 36625, if the resolution of formation adopted pursuant to that section provides for the issuance of bonds, under the Improvement Bond Act of 1915 (Division 10 (commencing with Section 8500)) or in conjunction with Marks–Roos Local Bond Pooling Act of 1985 (Article 4 (commencing with Section 6584) of Chapter 5 of Division 7 of Title 1 of the Government Code). Either act, as the case may be, shall govern the proceedings relating to the issuance of bonds, although proceedings under the Bond Act of 1915 may be modified by the city council as necessary to accommodate assessments levied upon business pursuant to this part. (b) The resolution adopted pursuant to subdivision (a) shall generally describe the proposed improvements specified in the resolution of formation adopted pursuant to Section 36625, set forth the estimated cost of those improvements, specify the number of annual installments and the fiscal years during which they are to be collected. The amount of debt service to retire the bonds shall not exceed the amount of revenue estimated to be raised from assessments over 30 years.
(c) Notwithstanding any other provision of this part, assessments levied to pay the principal and interest on any bond issued pursuant to this section shall not be reduced or terminated if doing so would interfere with the timely retirement of the debt.
CHAPTER 4. Governance
36650. Report by owners’ association; Approval or modification by city council
(a) The owners’ association shall cause to be prepared a report for each fiscal year, except the first year, for which assessments are to be levied and collected to pay the costs of the improvements, maintenance, and activities described in the report. The owners’ association’s first report shall be due after the first year of operation of the district. The report may propose changes, including, but not limited to, the boundaries of the property and business improvement district or any benefit zones within the district, the basis and method of levying the assessments, and any changes in the classification of property, including any categories of business, if a classification is used.
(b) The report shall be filed with the clerk and shall refer to the property and business improvement district by name, specify the fiscal year to which the report applies, and, with respect to that fiscal year, shall contain all of the following information:
(1) Any proposed changes in the boundaries of the property and business improvement district or in any benefit zones or classification of property or businesses within the district. (2) The improvements, maintenance, and activities to be provided for that fiscal year. (3) An estimate of the cost of providing the improvements, maintenance, and activities for that fiscal year.
(4) The method and basis of levying the assessment in sufficient detail to allow each real property or business owner, as appropriate, to estimate the amount of the assessment to be levied against his or her property or business for that fiscal year.
(5) The estimated amount of any surplus or deficit revenues to be carried over from a previous fiscal year.
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(6) The estimated amount of any contributions to be made from sources other than assessments levied pursuant to this part.
(c) The city council may approve the report as filed by the owners’ association or may modify any particular contained in the report and approve it as modified. Any modification shall be made pursuant to Sections 36635 and 36636.
The city council shall not approve a change in the basis and method of levying assessments that would impair an authorized or executed contract to be paid from the revenues derived from the levy of assessments, including any commitment to pay principal and interest on any bonds issued on behalf of the district.
36651. Designation of owners’ association to provide improvements, maintenance, and activities
The management district plan may, but is not required to, state that an owners’ association will provide the improvements, maintenance, and activities described in the management district plan. If the management district plan designates an owners’ association, the city shall contract with the designated nonprofit corporation to provide services.
CHAPTER 5. Renewal
36660. Renewal of district; Transfer or refund of remaining revenues; District term limit
(a) Any district previously established whose term has expired, or will expire, may be renewed by following the procedures for establishment as provided in this chapter. (b) Upon renewal, any remaining revenues derived from the levy of assessments, or any revenues derived from the sale of assets acquired with the revenues, shall be transferred to the renewed district. If the renewed district includes additional parcels or businesses not included in the prior district, the remaining revenues shall be spent to benefit only the parcels or businesses in the prior district. If the renewed district does not include parcels or businesses included in the prior district, the remaining revenues attributable to these parcels shall be refunded to the owners of these parcels or businesses. (c) Upon renewal, a district shall have a term not to exceed 10 years, or, if the district is authorized to issue bonds, until the maximum maturity of those bonds. There is no requirement that the boundaries, assessments, improvements, or activities of a renewed district be the same as the original or prior district.
CHAPTER 6. Disestablishment
36670. Circumstances permitting disestablishment of district; Procedure
(a) Any district established or extended pursuant to the provisions of this part, where there is no indebtedness, outstanding and unpaid, incurred to accomplish any of the purposes of the district, may be disestablished by resolution by the city council in either of the following circumstances:
(1) If the city council finds there has been misappropriation of funds, malfeasance, or a violation of law in connection with the management of the district, it shall notice a hearing on disestablishment.
(2) During the operation of the district, there shall be a 30-day period each year in which assessees may request disestablishment of the district. The first such period shall begin one year after the date of establishment of the district and shall continue for 30 days. The next such 30-day period shall begin two years after the date of the establishment of the district. Each successive year of operation of the district shall have such a 30-day period. Upon the written petition of the owners or authorized representatives of real property or the owners or authorized representatives of businesses in the district who pay 50 percent or more of the assessments levied, the city council shall pass a resolution of intention to disestablish the district. The city council shall notice a hearing on disestablishment.
(b) The city council shall adopt a resolution of intention to disestablish the district prior to the public hearing required by this section. The resolution shall state the reason for the disestablishment, shall state the time and place of the public hearing, and shall contain a proposal to dispose of any assets acquired with the revenues of the assessments levied within the property and business improvement district. The notice of the hearing on disestablishment required by this section shall be given by mail to the property owner of
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each parcel or to the owner of each business subject to assessment in the district, as appropriate. The city shall conduct the public hearing not less than 30 days after mailing the notice to the property or business owners. The public hearing shall be held not more than 60 days after the adoption of the resolution of intention.
36671. Refund of remaining revenues upon disestablishment or expiration without renewal of district; Calculation of refund; Use of outstanding revenue collected after disestablishment of district
(a) Upon the disestablishment or expiration without renewal of a district, any remaining revenues, after all outstanding debts are paid, derived from the levy of assessments, or derived from the sale of assets acquired with the revenues, or from bond reserve or construction funds, shall be refunded to the owners of the property or businesses then located and operating within the district in which assessments were levied by applying the same method and basis that was used to calculate the assessments levied in the fiscal year in which the district is disestablished or expires. All outstanding assessment revenue collected after disestablishment shall be spent on improvements and activities specified in the management district plan. (b) If the disestablishment occurs before an assessment is levied for the fiscal year, the method and basis that was used to calculate the assessments levied in the immediate prior fiscal year shall be used to calculate the amount of any refund.
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APPENDIX 2 – ASSESSED BUSINESSES
Business Name Business Address
212 Properties II LLC 5274 N Angus St
9163 Motel 6 4080 N Blackstone Ave
9170 Motel 6 4245 N Blackstone Ave
Aaron E Corbin Sr. 6910 E Ramona Way
Adam Merrill 4716 E Rialto Ave
Ahmad Khattaie 2695 E Spice Way
Aircasa LLC 1460 N Del Mar Ave
Alexander Frosig and Co. 7181 E Harvard Ave
Alexander Medina 2988 E Terrace Ave
Alleha Navarro 1337 N Harrison Ave
Ambassador Inn & Suites 1804 W Olive Ave
Angel Roman Garcia 1430 E La Salle Ave
Anissa K And Edward G Zuniga 4708 W Richert Ave
Apex Realty Management LLC 2079 N Vahe Ave
Arlene Ortiz 720 E Menlo Ave
Asia Lovett - Short Term Rental 2617 E Teague Ave
Avila Johnathon & Christina 2808 E Sierra Ave
Ayres Motel 2710 S Orange Ave
B1-66er LLC 1349 N St # B
B1-66er LLC 1359 N St
Best Western Fresno Airport Hotel 1551 N Peach Ave
Best Western Fresno Inn 480 E Shaw Ave
Best Western Village Inn 3110 N Blackstone Ave
Better Staycation LLC 255 N Van Ness Ave
Big Star Motel 2325 S G St
Bill And Rose Ann Bogdanov 824 E Serena Ave
Blake German 2881 Huntington Blvd Apt 137
Brandon Thomas Aleshire 1025 E Buckingham Way
Brenda K Carlson Trs 744 E Birch Ave
Brian Fausone 6699 N West Ave
Brian Fausone 7089 W Scott Ave
Brittney Alicia Watters 6883 E Erin Ave
Brittney Boolootian 11625 N Bella Vita Ave
Brittney Maldonado 5416 W Swift Ave
Bulldog Lane Investments LLC 6020 N Gentry Ave
Caitlyn Dervishian 11329 N Garden Sage Ave
Capital Republic 3577 Lincoln Ave
Catalina Meraz 3429 E Dakota Ave
Cavalier California (La Quinta) 2926 Tulare St
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Cayce Baierski 6538 N Valentine Ave
Charles Newcomb 9598 N Sharon Ave
Chennault bnb LLC 1807 E Chennault Ave
Chris Healy 6468 N 7th St
Clarion Pointe Fresno Yosemite 4061 N Blackstone Ave
Comfort Suites 102 E Herndon Ave
Country Inn 6065 N Thesta St
Courtyard By Marriott - Fresno 140 E Shaw Ave
Cozy Bertha 7138 W San Ramon Ave
Cre LLC 3333 N Mariposa St
Cre LLC 5901 E Dakota Ave
Cre LLC 4465 W Avalon Ave Apt 101
Cre LLC 4465 W Avalon Ave Apt 201
Cre LLC 4465 W Avalon Ave Apt 102
Cre LLC 4636 N Fisher St
Cre LLC 5182 E Illinois Ave
CRMC Suites 1133 S St
Crystal Arredondo Rodriguez 6236 E Farrin Ave
Dang Hong Nhat Bui 3544 E Dayton Ave
Danh Hong & Thuan T Nguyen Trustees 2321 S Bush Ave
David G Pipes 558 S Renn Ave
David Thalman 6219 E Sasha Dr
Days Inn Fresno South Hwy 99 And Jensen 2640 S 2nd St
Days Inn Yosemite Park 6090 N Blackstone Ave
Deniz Delamora 1641 E Cole Ave
Donald Williams 1006 W Cornell Ave
Dorothy Francis 8153 N Cedar Ave Apt 119
Double Deck Stays LLC 214 E Pine Ave
Dream Inn 2425 Merced St
DT Rentals 68 W Norwich Ave
Dye Laurie M 3610 N Wishon Ave
Economy Inn 4290 N Blackstone Ave
Eduardo Hernandez Mendoza 2446 E Simpson Ave
El Muir Motel 2339 S G St
Elvin T Tado 4458 W Langden Dr
Emerald Oak Rea 3170 Redington Ave
Eric Wilson 738 E Yale Ave
Ernesto Vera 936 E Cortland Ave
Ethel Walker 3746 W Palo Alto Ave
Everardo Mendoza-Barragan 210 E Harvard Ave
Everrett Chow 1080 E Sierra Ave
Executive Inn 797 N Parkway Dr
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Extended Stay America # 486 7135 N Fresno St
Fairfield Inn & Suites 330 E Fir Ave
Fairfield Inn & Suites Fresno Yosemite International 1535 N Peach Ave Farris 2504 N Farris Ave
Federico Castro-Jimenez 5770 W Sample Ave
Feil Bryan A & Kimberly R Trustees 430 N Calaveras St
Fen Heng 2434 S Marion Ave
Fernando Vargas Martinez 1589 E Roberts Ave
Formosa Inn 4965 N Forestiere Ave
Frank Sanchez Jr 6 E Cortland Ave
Fresno Getaway 2489 S Judy Ave
Fresno Hotel And Conference Center 2233 Ventura St
Fresno Hoteliers, LLC 2570 S East Ave
Fresno Ranch Vacation Home Retreat 5139 E Townsend Ave
Fresno Short Term Rentals LLC 3339 N Van Ness Blvd
Gables Motel 2833 E Church Ave
Gabriela Romero Gonzalez 6060 N Lola Ave
Garden Inn And Suites 4949 N Forestiere Ave
Garden View Inn 7117 N Blackstone Ave
Garrick Air Bnb 650 W Donner Ave
German Zuniga 6568 E Atchison St
German Zuniga 6067 E Dayton Ave
German Zuniga 6019 E Hampton Way
Good Manor Stays 1245 N Linden Ave
Grace Kiburi 3606 N Douglas Ave
Gregory Franklin 3073 E Simpson Ave Apt A
Grigor & Aida Bursalyan 3259 N Dewey Ave
Griselda Avila 5256 N Bond St
Griselda G Sanchez 149 W Eden Ave
Gruver Properties
Gundas LLC 3710 N Maroa Ave
Gurbax S Sidhu 3253 N Dante Ave
Hampton Inn 1515 N Peach Ave
Hampton Inn & Suites Fresno 327 E Fir Ave
Hampton Inn And Suites 7194 W Kathryn Ave
Hareesh Shankar 2718 E Pryor Dr
Heather Lee 3945 N Ricewood Ave
Hoan Le Do I Th 3581 Buckingham Ave
Holiday Inn Express & Suites 2660 S 2nd St
Holiday Inn Express & Suites 7115 N Howard St
Holiday Inn Express And Suites 7191 W Kathryn Ave
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Hometowne Studios Fresno West # 3506 3460 W Shaw Ave
Homewood Suites Fresno 6820 N Fresno St
Hotel Piccadilly 2305 W Shaw Ave
Hyatt Place Fresno 7333 N Fresno St
Ian Divinagracia 6610 E Berkeley Ave
Imade & Moses Osaghae 1399 N Caesar Ave
J & I Enterprises 4134 N Maroa Ave
J L Marquez Properties LLC 1223 E Sarazen Ave
Jacqueline Hensley 6780 E Cornell Ave
Jaime Zaragoza And Monica Garcia Villanueva 6602 N West Ave Jason Kenny Chan 1001 E Sussex Way
Jessica Galvan 589 E Vartikian Ave
Jim Wu Chun Huang 1018 E Sierra Ave
JM Holcomb Home 1902 E Deyoung Dr
John Chijioke Ihejirika 10454 N Dearing Ave
John Therampilly 4832 E San Gabriel Ave
Johnathan Ausburn 5328 N Hazel Ave
Jon Renge 1380 N Linden Ave
Jose Gutierrez Air Bnb 2257 S Miami Ave
Joseph & Priscilla Schiedel 5323 W Hampton Way
Joseph Warren 1340 N Winery Ave
Just Like Home 5340 N Silverado Ave
Justin & Heather Aldi 5655 N 8th St
Justin & Heather Aldi 687 E Paul Ave
Justin & Heather Aldi 1888 E Lester Ave
Justin Foraker 1533 N Harrison Ave
Kelly And Anne Peck 9560 N Barton Ave
Keng H Ng 7567 N 6th St
Keng H Ng 3803 E Gettysburg Ave
Keng Ng 6201 E Mono St
Kevin Hinojosa 5563 W Menlo Ave
Kevin Wynne 7064 E Weldon Ave
Kim Lay 5764 E Pitt Ave
Kings Canyon Motel 4770 E Kings Canyon Rd
Kristie Chen 5656 E Lorena Ave
Kristie Chen 5768 E Pitt Ave
Kyle Woodall 1035 W Alamos Ave
La Quinta Inn & Suites 5077 N Cornelia Ave
La Quinta Inns # 650 2926 Tulare St
Lc Development LLC 10705 N Lanes Rd
Lee Houava 5760 N Callisch Ave
Libia Espinoza Macias 4123 W Cortland Ave
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Libia Espinoza Macias 4003 W Dayton Ave
Lloyd & Kathryn Moritz 6593 E Lowe Ave
Ly Hoy Tang 5172 E Balch Ave
Mai Luong 8207 N Del Mar Ave
Maria Delia Rodriguez 615 W University Ave # 2
Maria L Nou 1550 W Ashlan Ave Apt 223
Martin E Mercado Mercado 6310 N Glenn Ave
Marvin A Hooker 1129 N Glenn Ave
Melanie Halstead 122 W Cortland Ave
Mg Hospitality LLC Dba Fairfield Inn & Suites 1710 W Shaw Ave Mid Century Vacation Home Retreat 5271 E Townsend Ave
Mohammad And Maha Mhaissen 2954 E Brandon Ln
Mohammad Reza Sabet Ghadam 10373 N Baird Ave
Moonstone 35 Pollasky Ave
Motel 6 5021 N Barcus Ave
Motel 6 445 N Parkway Dr
Motel 6 1087 N Parkway Dr
Nadezhda & Viktar Korshun 1329 E San Ramon Ave Apt B
Nhul Tom Ven 5773 E Lorena Ave
Nicole Jones 1930 N Laureen Ave Apt 101
Nicole Jones 1930 N Laureen Ave Apt 102
Nicole Palmer 710 E Peralta Way
Niko Homes Inc. 495 W Antonio Dr
Nong Lee & Moua Vang 5046 N Annapolis Ave
Oceanic Fresno LP 4141 N Blackstone Ave
Of Sparta 3098 Poe Ave
Old Town Hideaway 319 5th St Ste B
Oliva & Associates LLC 126 E Harvard Ave
Pablo Solis 6690 E Berkeley Ave
Parkway Inn 959 N Parkway Dr
Patel Sonal 6980 E Giavanna Ave
Peach Avenue 65 Peach Ave
Phuong Nguyen Nguyen 6591 E Christine Ave
Piccadilly Inn Airport 5115 E Mckinley Ave
Piccadilly Inn Express 5113 E Mckinley Ave
Pine Tree Apartment 4569 E Alamos Ave
Pishon LLC 353 N Diana St
Pishon LLC 503 E Sooner Dr
Plaza Motel 1940 Broadway St
Polina & Ryan W Harbert 2658 E Alluvial Ave Apt 117
Premier Hospitality Services 1328 N Van Ness Ave
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Prudent And Martin Okoli 2710 N Laverne Ave
Pryor Property Management LLC 1564 E Muncie Ave
Quality Inn & Suites 5455 W Shaw Ave
Quality Inn North 6051 N Thesta St
Radisson Hotel Fresno Conference Center 1055 Van Ness Ave Rafael Jimenez 4444 E Buckingham Way
Rafaela's Cleaning Service Inc. 1168 E Menlo Ave
Rall Airbnb 1691 Rall Ave
Ramada Fresno 324 E Shaw Ave
Ramada Fresno Northwest 5046 N Barcus Ave
Raquel Gonzalez 512 E Simpson Ave
Rayzon Corporation 306 W Barstow Ave
Rayzon Corporation 6413 N Constance Ave
Rayzon Corporation 2881 Huntington Blvd Apt 225
Rebekah Donaldson 942 N Harrison Ave
Regency Inn 3844 N Blackstone Ave
Residence Inn By Marriott - Fresno 5322 N Diana St
Revathi Dubagunta 836 E Serena Ave
Reyes Real Esta 2496 Los Altos Ave
Richard & Vickie Jimenez 5402 N Salinas Ave
Richard Lay 5276 E Geary St
Robert Klaus Dorn Jr 773 E Birch Ave
Rockhouse Investments 2565 E Portland Ave
Rodeo Lodge (America's Best) 1616 Clovis Ave
Ronisha Lee 6860 E Fedora Ave
Rosimeri Gomes Tran 5836 E Erin Ave
Ross Bowling 410 E Brown Ave
Ruben Navarro 4549 N Glenn Ave Apt 108
S & S Express 9791 N Woodrow Ave
Salazar, Nicole & Ruben 1123 E Dakota Ave
Salazar, Nicole & Ruben 7441 E Robinson Ave
Salvador Palafox 1247 N Thorne Ave
Salvador Palafox 3006 N Mariposa St
Samurai Properties Inc 1011 N Arthur Ave
Samurai Properties Inc 3471 W Roberts Ave
Samurai Properties Inc 972 N Arthur Ave
Samurai Properties Inc 1536 N Carruth Ave
Samurai Properties Inc 1116 W Dakota Ave
Samurai Properties Inc 3354 E Simpson Ave
Samurai Properties Inc 3337 E Cornell Ave
Samurai Properties Inc 4337 N Brooks Ave
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Samurai Properties Inc 831 W Swift Ave
Samurai Properties Inc 1644 W Lansing Way
Samurai Properties Inc 1033 W Holland Ave
Samurai Properties Inc 1581 N Durant Way
Samurai Properties Inc 1570 N Durant Way
Samurai Properties Inc 939 W Dayton Ave
Samurai Properties Inc 2846 N Vagedes Ave
Samurai Properties Inc 837 W Harvard Ave
San Joaquin Hotel 1309 W Shaw Ave
Sanchez Investments & Real Estate LLC 6208 N Fisher St
Sands Motel 1441 N Motel Dr
Sandy Chong & Connie Chong 1525 N Ferger Ave
Santa Fe Hotel, Inc. Dba Shepherd's Inn 935 Santa Fe Ave Scholcomb Family LLC 9244 N Whitney Ave
Selena Mitchell 124 E Michigan Ave
Sequoia Motel 4707 E Kings Canyon Rd
Serena Rimorin & Paul Yang 2918 E Fremont Ave
Sergio Avalos & Lilia Barragan 7097 W San Madele Ave
Sergio Avalos Ayala & Lilia Barragan 2802 N Brix Ave
Shanell Wingfield 5326 E Lyell Ave
Shann Hogue 9547 N Sharon Ave
Short Term Rental Lisa Schauer 5572 W Home Ave
Shuguang Tong 6676 N Nantucket Ave
Sierra Inn 949 N Parkway Dr
Simonian Property 628 Oxford Ave
Smooth Water Properties LLC 548 W Twain Ave
Smooth Water Properties LLC 1331 E Loftus Ln
Sneha Swarup & Sridhar Lakshminarasimha 9445 N Garden Ave Sobaje 805 Woodworth Ave
Soch Dt Fresno, LLC 2926 Tulare St
Sonesta Es Suites Fresno 5322 N Diana St
Soukanya Xayavong 3227 E Ashlan Ave
Spacious Private Suite 947 E Birch Ave
Springhill Suites Fresno 6844 N Fresno St
Star2 Hotels Inc 6090 N Blackstone Ave
Studio 6 Motel 6 Fresno Yosemite 6730 N Blackstone Ave
Summerfield Inn 6309 N Blackstone Ave
Susie Air LLC 1715 W Clinton Ave Apt 105
Susie Air LLC 1715 W Clinton Ave Apt 111
Susie Air LLC 1715 W Clinton Ave Apt 112
Susie Air LLC 1715 W Clinton Ave Apt 126
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Sylvia Mata 744 E Voorman Ave
T & G Furnished Rentals LLC 6952 E Simpson Ave
T & G Furnished Rentals LLC 6206 E Fedora Ave
Tania Hernandez 642 E Garland Ave
Tejinder Randhawa 2824 E Teaberry Dr
The Mission Investment Group 136 W Sierra Ave
The Morris Resort 7253 W Morris Ave
Thuan Duong 2170 E Sawgrass Ave
Tony Rodriguez 255 W Locust Ave
Tourig Properties LLC 4334 N Emerson Ave Apt 101
Tourig Properties LLC 4334 N Emerson Ave Apt 102
Towneplace Suites By Marriott 7127 N Fresno St
Travel Inn 1444 W White Ave
Travelodge 2127 Inyo St
Travelodge Fresno Yosemite 3876 N Blackstone Ave
Tri Wade Homes Inc 2416 S Preuss Ave
Tri Wade Homes Inc 3368 E Hampton Way
Tri Wade Homes Inc 1418 W Alluvial Ave
Tripp Elmer D & Teofila B 2361 N Gilroy Ave
Twenty Nineteen LLC 386 N Calaveras St
University Inn 2655 E Shaw Ave
University Square Hotel 4961 N Cedar Ave
Upscale Tropical Home 5160 W Oslin Ave
Valley Inn 933 N Parkway Dr
Venture Enterprise LLC 3611 N Douglas Ave
Vernon Mello 2975 E Austin Way
Vicente C Sanchez 6109 N Caspian Ave
Victoria Lay And Fen Heng 5765 E Truman Ave
Villa Motel 817 N Parkway Dr
Wesley Fu 4481 E Ashlan Ave
Wyndham Garden Fresno Yosemite Airport 5090 E Clinton Way Xiong Paradise Stay 5022 N Annapolis Ave
Xj Properties LLC 3331 E Palo Alto Ave
Xj Properties LLC 5327 N El Sol Ave
Xj Properties LLC 5693 N Raisina Ave
Xj Properties LLC 842 W Pine Ave
Xu Yi Qiang 1483 East Portals Avenue
Zheng Xiaolian & Zhen Xu 9133 N Stoneridge Ln