CITY OF GONZALES
FINAL ENGINEER’S REPORT
FISCAL YEAR 2024-25
INDUSTRIAL PARK
BENEFIT ASSESSMENT DISTRICT
FUND #316
JULY 2024
PREPARED BY
Harris & Associates
60 W. Alisal Street, Suite 200
Salinas, CA 93901
www.weareharris.com
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
ENGINEER’S REPORT FOR
FISCAL YEAR 2024-25
INDUSTRIAL PARK LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT City of Gonzales
Monterey County
State of California
APPROVED BY THE CITY COUNCIL FOR THE INDUSTRIAL PARK BENEFIT ASSESSMENT DISTRICT OF THE CITY OF GONZALES, STATE OF CALIFORNIA ON THE _____ DAY OF _________, 2024.
I HEREBY CERTIFY that the enclosed Engineer’s Report, together with Assessment and Assessment Diagram thereto attached was filed with me on the ________day of ______________, 2024.
Mary Villegas, Deputy City Clerk
City of Gonzales, Monterey County, CA
_________________________________
I HEREBY CERTIFY that the enclosed Engineer’s Report, together with Assessment and Assessment Diagram thereto attached was approved and confirmed by the City Council of the City of Gonzales, California on the ________day of ______________, 2024.
Mary Villegas, Deputy City Clerk
City of Gonzales, Monterey County, CA
__________________________
I HEREBY CERTIFY that the enclosed Engineer’s Report, together with Assessment and Assessment Diagram thereto attached was filed with the County Auditor of the County of Monterey on the ________day of ______________, 2024.
Mary Villegas, Deputy City Clerk
City of Gonzales, Monterey County, CA
__________________________
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
TABLE OF CONTENTS
Table of Contents
Certifications…………………………………………………………………………………………………………………………i Statement of Assessment Engineer…….……………………………………………………………………………..….1 Description of Improvements…………….………………………………………………………………………………….3 Estimate of Costs……………………………….………………………………………………………………………………….5 District Diagram……………………………….…………………………………………………………………………………...8 Method of Apportionment…………….……………………………………………………………………………………...9 Appendix A – 2023-24 Financial Summary.…………………………………………………………………………..12 Appendix B – Assessment Roll.………………………………………………………………………………………..…..13 Appendix C – District Diagrams…….……………………………………………………………………………………...14 Appendix D – Capital Replacement……………………………………………………………………………………...17 Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
1 STATEMENT OF ASSESSMENT ENGINEER
Statement of Assessment Engineer
AGENCY: CITY OF GONZALES
PROJECT: Industrial Park Benefit Assessment District
TO: THE CITY COUNCIL
CITY OF GONZALES
STATE OF CALIFORNIA
ENGINEER’S REPORT FOR FISCAL YEAR 2024-25
The preparation of this Annual Engineer’s Report (“Report”) is in conformance with the obligation of the City Council for the Industrial Park Benefit Assessment District of the City of Gonzales to provide drainage services upon each lot or parcel of land in the district in proportion to the estimated benefit to be received by each such lot or parcel of land for Fiscal Year 2024-25.
Pursuant to the Benefit Assessment Act of 1982, Section 5 of the California Government Code (“1982 Act”), beginning with Section 54703, Article XIIID, Section 4(a) of the State of California Constitution (collectively “Assessment Law”), and in accordance with the City of Gonzales’ Resolution adopted by the City Council, this Report has been ordered for:
INDUSTRIAL PARK BENEFIT ASSESSMENT DISTRICT
(Hereinafter referred to as the “District”),
I, Alison Bouley, authorized representative of the District, the duly appointed Assessment Engineer submit the following Report which consists of the following four (4) parts and Appendices:
PART I
Description of Improvements: This part provides a general description of improvements proposed to be maintained in the District. Plans and specifications for the improvements are on file with the City.
PART II
Estimate of Cost: This part contains the cost estimate of the proposed maintenance including incidental costs and expenses for Fiscal Year 2024-25.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
2 PART III
District Diagram: This part incorporates a diagram of the District showing the external boundaries of the District. The lines and dimensions of each lot or parcel within the District are those lines and dimensions shown on the maps of the Monterey County Assessor for the year in which this Report was prepared and are incorporated by reference herein and made part of this Report. The District Diagram is filed under separate cover with the City Clerk.
PART IV
Method of Apportionment of the Assessments: This part describes the method of apportionment of assessments, based upon parcel classification of land within the District in proportion to the estimated special benefits to be received. The costs and expenses of the District have been assessed upon the parcels of land within the boundaries of District pursuant to the initial methodology established at the time of formation. For particulars as to the identification of parcels, reference is made to the District Diagram.
Appendices
Appendix A – Financial Summary
Appendix B – Assessment Roll
Appendix C – District Diagram
Appendix D – Capital Replacement
In conclusion, it is my opinion that the costs and expenses of the District have been assessed to the lots and parcels within the boundaries of the District in proportion to the estimated benefits to be received by each lot or parcel from the services provided.
DATED this day of July, 2024
___________________________________________
Alison Bouley, P.E., Assessment Engineer
R.C.E. No. C61383
Engineer of Work
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
3 PART I – DESCRIPTION OF IMPROVEMENTS
Description of Improvements
INTRODUCTION
City Staff has contracted with Harris & Associates (“Harris”) to complete the annual administration process for all of City’s assessment districts. In addition to this required annual process, Harris will conduct assessment district fund balance and capital asset replacement cash flow analysis to confirm and ensure that the City’s assessment districts annually assess property owners only for the essential funding to complete ongoing maintenance activities and finance timely capital replacement as assets reach the end of their useable lifecycles.
GENERAL DESCRIPTION OF THE DISTRICT
Gonzales Industrial Park Benefit Assessment District is generally described as a district bounded on the Northwest by Lands of Meyer; on the Southeast by existing parcels fronting Gonzales River Road (Vol. 1, Page 163, Volume 19 of Surveys, Page 67, and Volume 20 Cities and Towns, Page 13); on the Southwest by Lands of Hibino (Reel 514, Page 1002); and on the Northeast by Lands of Meyer, City of Gonzales, and Silva Harvesting, Inc.
The District was formed in 2003 to provide a dedicated funding source for the maintenance and operation of District improvements as described below. In Fiscal Year 2019/20, there were additional parcels annexed into the District. The area annexed (the “Annexation”) is located to the northeast of the existing District and totals 13.451 acres owned by the Mann Packing Company. The Annexation includes Assessor’s parcel numbers 020-021-002, 020-021-007 and 202-021- 008. The annexed parcels will be assessed at the same rate as the existing District parcels and they are included in the assessment roll shown in Appendix B.
COMPLIANCE WITH THE CALIFORNIA CONSTITUTION
Assessments are levied annually pursuant to the Benefit Assessment Act of 1982, Chapter 6.4 of Part 1 of Division 2 of Title 5 of the Government Code (“1982 Act”). All assessments described in this Report and approved by the City Council are prepared in accordance with the 1982 Act and are in compliance with the provisions of the California Constitution Article XIIID (“Article XIIID”), which was enacted with the passage of Proposition 218 (“Prop 218”) in November 1996.
SUMMARY OF PROPOSED ASSESSMENT AND EXPENDITURES
A summary of the assessments to be levied is shown in the table below:
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
4 LEVEL OF MAINTENANCE SERVICES PROVIDED
Maintenance and operation of the following described improvements of a local nature on public lands within said district including storm water retention pond silt removal and bank stabilization and percolation, including necessary cleaning, repairs, replacement, electric current, supervision, debris removal, pest abatement, engineering and inspection and any and all other items of work necessary and incidental for the proper maintenance and operation thereof. All additions, improvements and enlargements thereto which may hereafter be made on the following described work within the following area and appurtenant improvement plans:
Puente Del Monte Avenue, Katherine Street and Alpine Drive: All as said streets are shown on that certain map titled “Gonzales Industrial Park Benefit Assessment District” on file with the City Clerk.
Storm Water Retention Pond: Improvements to be constructed within approximately 4.32 acres within the area shown as Assessment Parcel Number 2 on Exhibit B.
Incidental costs including contingencies, and assessment district incidentals including engineering, printing, and notices to property owners, collection costs, legal fees, administration and supervision, are assessed to the District on the same basis as the improvements specified above.
Pursuant to the 1982 Act:
"Maintain" or "maintenance" means the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including repair, removal, or replacement of all or any part of any improvement.
"Service" or "servicing" means the furnishing of electric current or energy, gas, or other illuminating agent for any public lighting facilities or for the lighting or operation of any other improvements.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
5 PART II – ESTIMATE OF COSTS
Estimate of Costs
All improvements within the District are maintained and serviced on a regular basis. Based upon the available revenues generated by the assessment, City staff determines the frequency and specific maintenance operations which can be provided in a given year.
The proposed budget is shown on the following page. This includes an estimate of the costs of utilities, operations, services, administration and maintenance associated with the improvements within the District, including all labor, personnel, equipment, materials and administrative expenses. The budget summary also shows the estimated fund balance and the projected fund reserves that will be available and may be required based upon the estimated expenditures and assessment revenue.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
6 Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
7 Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
8 PART III – DISTRICT DIAGRAM
District Diagram
The boundaries of the Industrial Park Benefit Assessment District are shown on the map in Appendix C. The lines and dimensions of each lot or parcel within the District are those lines and dimensions as shown on the maps of the Monterey County Assessor for the year in which this Report was prepared and are incorporated by reference herein and made part of this Report. The District Diagram is also filed under separate cover with the City Clerk.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
9 PART IV – METHOD OF APPORTIONMENT
Method of Apportionment
GENERAL PROVISIONS – SPECIAL BENEFIT
Pursuant to the 1982 Act and Article XIIID, all parcels that receive a special benefit conferred upon them as a result of the maintenance and operation of improvements and services shall be identified, and the proportionate special benefit derived by each identified parcel shall be determined in relationship to the entire costs of the maintenance and operation of improvements. Chapter 6.4, Division 2, Title 5, of the Government Code, the Benefit Assessment Act of 1982, permits the establishment of assessment districts by Cities for the purpose of providing certain public improvements that include street maintenance.
Section 54711 of the Benefit Assessment Act of 1982 requires that maintenance assessments be levied according to benefit rather than according to assessed value. This Section states:
(a) No benefit assessment shall be levied pursuant to this chapter unless it meets all of the following requirements:
(1) The amount of the assessment imposed on any parcel of property shall be related to the benefit to the parcel which will be derived from the provision of the service. Except as provided in subdivision (d) or (e) of Section 54715, in the case of a benefit assessment for flood control services, the benefit must be determined on the basis of the proportionate storm water runoff from each parcel. In the case of an assessment for the maintenance of streets, roads, or highways, the benefit shall be in proportion to the estimated traffic volume to be generated by each parcel assessed, or by any other reasonable basis as determined by the legislative body. (2) The annual aggregate amount of the assessment shall not exceed the estimated annual cost of providing the service.
(3) The revenue derived from the assessment shall not be used to pay the cost of any service other than the service for which the assessment was levied.
The 1982 Act also permits the designation of zones of benefit within any individual assessment district.
Article XIIID, Section 4(a) of the California Constitution limits the amount of any assessment to the proportional special benefit conferred on the property. Article XIIID also provides that publicly owned properties must be assessed unless there is clear and convincing evidence that those properties receive no special benefit from the assessment. Exempted from the assessment would be the areas of public streets, public avenues, public lanes, public roads, public drives, public courts, public alleys, public easements and rights-of-ways, public greenbelts and public parkways.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
10 The net amount to be assessed may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels. The costs for the operation, maintenance and servicing of the improvements maintained for each zone are apportioned in accordance with the methodology which was established by the City Council upon formation of the District.
GENERAL PROVISIONS – GENERAL BENEFIT
Although the improvements may include public streets and drainage facilities that connect to similar facilities outside the District’ boundaries, the construction, maintenance and operation of these improvements are only necessary for the development of properties within the District. As such, these improvements were not required nor necessarily desired by any properties or developments outside the District’ boundaries and any public access or use of the improvements by others is incidental. Therefore, it has been determined that the ongoing maintenance, servicing and operation of the District’s improvements provide no measurable general benefit to properties outside the District or to the public at large, but clearly provide distinct and special benefits to properties within the District.
ASSESSMENT METHODOLOGY
The District is assessed, on the basis of total development units generated, for the maintenance and operation of the Gonzales Industrial Park Benefit Assessment District including incidentals and appurtenances and shall include all the costs of the improvements described herein.
All costs associated with the maintenance and operation of the District improvements including Engineer’s Report, printing and advertising of assessment notices and legal fees shall be spread to all parcels on a pro-rata, net acreage basis.
Chapter 6.4 of Division 2 of the California Government Code, the Benefit Assessment Act of 1982, permits the establishment of assessment districts by agencies for the purpose of financing the operation, maintenance and servicing of drainage, flood control, street lighting, and street improvements, and installation and improvement of drainage and flood improvements. Section 54711 of the Benefit Assessment Act of 1982 requires that assessments be levied according to benefit derived from the provided service. In addition, Article XIIID, Section 4(a) of the California Constitution limits the amount of any assessment to the proportional special benefit conferred on the property.
Article XIIID provides that publicly owned properties must be assessed unless there is clear and convincing evidence that those properties receive no special benefit from the assessment. Excepted from the assessment would be the areas of public streets, public avenues, public lanes, public roads, public drives, public courts, public alleys, public easements and rights-of-ways, public greenbelts and public parkways, and that portion of public property that is not developed and used for business purposes similar to private commercial, industrial and institutional activities.
The improvements to be maintained and operated as a result of the formation of the Gonzales Industrial Park Benefit Assessment District are either in existence or were installed simultaneously with the development of commercial/industrial property units within the District. All such improvements were installed within or in areas in close proximity to the commercial/light industrial property.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
11 As a result of the foregoing, the commercial industrial property will receive 100% of the special benefits of the operation, maintenance and servicing of drainage, flood control, street lighting and street improvements. These special benefits include enhanced neighborhood health and safety, and improved quality of life, generated when drainage, flood control and street improvements are in place, improved, operable, safe, clean and maintained. In short, maintenance and operation of the proposed improvements will provide beautification, protection of improved property, enhanced comfort and increase the desirability of the immediate surroundings of the commercial industrial property within the District.
Because of the location of the improvements either within or close to the District itself, there is no general benefit to properties outside the District or the community as a whole, or a general benefit that is so negligible; it cannot be calculated for purposes of assessment.
As such, all costs associated with the maintenance and operation of Gonzales Industrial Park Benefit Assessment District improvements, including incidentals and appurtenances, shall be spread to all property within the District on a net acreage of property basis. Said property also abuts or obtains primary access from a public street.
In order to determine the appropriate assessment for the property, a budget for operation and maintenance costs associated with planned improvements in the entire Gonzales Industrial Park was prepared. In some instances, the total cost of operation and maintenance of a given improvement must be collected on an annual basis. Since the developed property in the District is the only property that derives special benefit from such activities, said property initially must bear its pro-rata share cost of operation and maintenance. The City of Gonzales will bear the additional cost of maintenance until all properties within the District are developed. If additional commercial industrial properties gain access to the improvements constructed as part of Gonzales Industrial Park project, the cost for maintaining the improvements will be re-allocated with the additional net acreage included. It is anticipated that assessments levied in this manner will be decreased as additional properties are added to the District and derive benefit from the operation and maintenance of such improvements.
Assessable acreage in the District is: 76.831 acres
Monterey County charges 0.25% of the levy amount for collection for administration of the District.
Assessments may be adjusted annually based on the April Consumer Price Index of the San Francisco-Oakland-Hayward Area All Urban Consumers Index (CPI-U). Adjustments are based on the change of the Consumer Price Index prior year/month as compared to the year/month assessments are determined (benchmark month for this district is April). The following table shows the prior year actual and maximum assessment rate per EDU, the annual CPI-U adjustment for the current fiscal year, the current year calculated maximum assessment, the assessment unit of measure, and the current year applied assessment rate.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
12 APPENDIX A – FINANCIAL SUMMARY
2023-24 Financial Summary
Annual
Budget
EXPENDITURES
Maintenance and Servicing
Street Sweeping 1 $0
Other Contractual Services $27,246
Inspection and Overhead $2,500
Street Repairs/Pot Holes $12,000
Percolation Pond Maintenance $7,104
Maintenance and Servicing Subtotal $41,746
Utilities - Street Lighting $1,049
Capital Replacement/Repair Collection 2
Percolation Pond Dredging $4,000
Street Lighting Reserve $6,000
Storm Drain Capital Repair $3,000
Street Resurfacing/Striping and Street Sign Replacement 3 $18,000 Capital Replacement/Repair Subtotal $31,000
Capital Outlay 4 $50,800
District Administration
City Staff (YE Transfers GF) $10,000
City Administration $3,500
Engineering (Surveys & Assessment) $3,249
Supplies, Printing & Advertising Notices $0
Legal Counsel $1,500
Legal and Accounting Services $0
County Collection Fee $251
Contingency $3,690
District Administration Subtotal $22,189
TOTAL EXPENDITURES $146,784
REVENUES & ADJUSTMENTS
Actual/Estimated Assessments $100,264
Actual/Estimated Use of Money and Property $565
Transfer (To)/From Fund Balance $45,955
TOTAL REVENUES & ADJUSTMENTS $146,784
OPERATING RESERVE FUND BALANCE 5
Estimated Balance 7/1/2023 $47,992
Estimated Addition/(Reduction) $0
Estimated Interest Income $1,920
Estimated Balance 6/30/2024 $49,912
CAPITAL RESERVE FUND BALANCE
Estimated Balance 7/1/2023 $324,836
Estimated Addition/(Reduction) ($45,955)
Estimated Interest Income $12,993
Estimated Balance 6/30/2024 $291,874
ANNUAL LEVY SUMMARY
Total Commercial Parcels Levied 15
Total Commercial Assessable Acreage 76.83
Maximum Assessment per Acre $1,440.33
Proposed Assessment per Acre $1,305.00
Assessment Needed to Fully Fund $1,910.48
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
13 APPENDIX B – ASSESSMENT ROLL
Assessment Roll
The proposed assessment and the amount of the assessment apportioned to each lot or parcel, as shown on the latest roll at the Assessor’s Office, is shown in Appendix A. The description of each lot or parcel is part of the records of the Assessor of the County of Monterey and those records are, by reference, made part of this report. The assessments shown will be submitted to the County Auditor/Controller, and included on the property tax bill for each parcel shown in the assessment roll for Fiscal Year 2024-25.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
14 APPENDIX C – DISTRICT DIAGRAMS
District Diagrams
District diagrams are shown on the following pages. Also included is a diagram showing the boundaries of three parcels (020-021-002, 020- 021-007 & 020-021-008) annexed into the District in Fiscal Year 2019-20.
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
15 Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
16 Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
17 APPENDIX D – CAPITAL REPLACEMENT
Capital Replacement
The Capital Replacement Reserve information for Street Resurfacing and Street Sign Replacement is shown below:
Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
18 Engineer’s Report
Industrial Park Benefit Assessment District
City of Gonzales
Fiscal Year 2024-25
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