IMPROVED AESTHETIC APPEAL PROVIDED BY A POSITIVE REPRESENTATION OF THE DEVELOPMENT, NEIGHBORHOOD AND THE COMMUNITY.
IMPROVED INGRESS AND EGRESS TO PROPERTY RESULTING IN ENHANCED TRAFFIC FLOW, REDUCED TRAFFIC ACCIDENTS AND CONSEQUENT REDUCTION OF POSSIBLE PROPERTY DAMAGE. IMPROVED TRAFFIC VISIBILITY AND CIRCULATION.
IMPROVED ACCESSIBILITY FOR EMERGENCY VEHICLES.
REDUCED VANDALISM AND OTHER CRIMINAL ACTIVITY.
General versus Special Benefit
The assessments collected from AD 22 parcels are used to fund improvements and increased levels of maintenance to the grounds adjoining the properties in the Zones. The assessments solely provide special benefit to property in AD 22 over and above the general benefits conferred by the general facilities of the City.
Although these Improvements may be available to the general public at large because the Zones are accessible by members of the public, the Improvements within each Zone was specifically designed, located and created to provide additional and improved public resources for property inside that Zone, and not the public at large. Other properties that are either outside AD 22, or within AD 22 and not assessed, do not enjoy the unique proximity, access, views and other special benefit factors listed above. These Improvements are of special benefit to properties located within AD 22 because they provide a direct advantage to properties in AD 22 that would not be provided in absence of the assessments.
Although the analysis used to support these assessments concludes that the benefits are solely special, as described above, consideration is made for the suggestion that a portion of the benefits are general. General benefits cannot be funded by these assessments; the funding must come from other sources.
In fact, the City does contribute to each AD 22 Zone in a way which offsets any general benefits, as described below.
City and Other Agency Contributions
The maintenance and servicing of these improvements is also partially funded, directly and indirectly from other sources including City of Pleasant Hill, the County of Contra Costa and the State of California. This funding comes in the form of grants, development fees, special programs, and general funds, as well as direct maintenance and servicing of facilities (e.g. curbs, gutters, streets, drainage systems, and other infrastructure maintenance items such as street sweeping, etc.) This funding from other sources more than compensates for general benefits, if any, received by the properties within the District.
Item 10.2
City Council Meeting Agenda - Page 145 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
FOR GRAYSON WOODS, THE LANDSCAPING ALONG THE EAST SIDE OF RELIEZ VALLEY ROAD AND THE NORTH SIDE OF GRAYSON ROAD MAY CONFER SOME LIMITED BENEFIT TO PASSERSBY OR PARCELS OUTSIDE THE DISTRICT.
FOR PURPOSES OF CALCULATING A PERCENTAGE FOR GENERAL BENEFIT, THE SQUARE FOOTAGE OF LANDSCAPING
BEING MAINTAINED WAS DIVIDED BY THE ANNUAL LABOR COSTS (SALARIES & BENEFITS ON BUDGET PAGE) TO MAINTAIN THAT LANDSCAPING, USING FY 20/21 DOLLARS. LABOR COSTS IN FY 20/21 WERE $10,543. THERE IS APPROXIMATELY 69,000 SF OF LANDSCAPING BEING MAINTAINED ($10,543/69,000 = $0.153/SF). FOR AREAS
IN THE CITY WITH NO LANDSCAPING IMPROVEMENTS TO BE MAINTAINED, THE CITY PROVIDES LIMITED WEED CONTROL AND DEBRIS REMOVAL AS NECESSARY. THE AVERAGE COST PER SQUARE FOOT FOR THOSE SERVICES IS APPROXIMATELY $0.025. THE PERCENTAGE DIFFERENCE BETWEEN $0.153 AND $0.025 IS EQUAL TO 16.34%.
THE CITY THEREFORE, WILL CONTRIBUTE EQUAL TO 16.34% OF THE ANNUAL LABOR COSTS OF THE GRAYSON WOODS AREA TO OFFSET ANY GENERAL BENEFIT.
FOR GALLERY WALK, THE LANDSCAPING ALONG THE EBMUD EASEMENT, AS WELL AS THE SOUTH SIDE OF
HOOKSTON ROAD AND THE EAST SIDE OF CLEVELAND ROAD CONFERS SOME LEVEL OF BENEFIT TO INDIVIDUALS OUTSIDE THE DISTRICT.
THE COSTS PER SQUARE FOOT TO MAINTAIN THE LANDSCAPING IMPROVEMENTS WITHIN GALLERY WALK IS ALSO $0.153/SF (USING FY 20/21 LABOR COSTS OF $7,406 / 48,500 SF MAINTAINED = $0.153/SF). DUE TO THE NATURE AND LOCATION OF THE LANDSCAPING IN GALLERY WALK, AND THE FACT THAT APPROXIMATELY 40% OF THE
TOTAL AREA BEING MAINTAINED IS LOCATED WITHIN THE EBMUD EASEMENT, WHICH IS READILY ACCESSIBLE TO THE GENERAL PUBLIC, IT HAS BEEN DETERMINED THAT 80% OF THE LANDSCAPING WITHIN THE EBMUD EASEMENT SHOULD BE CONSIDERED GENERAL BENEFIT. THE REMAINING 20% OF THE LANDSCAPING PROVIDES DIRECT AND SPECIAL BENEFIT TO THE PARCELS IN GALLERY WALK. THAT 20% INCLUDES THE LANDSCAPING ALONG THE WEST
SIDE OF THE DEVELOPMENT, AS WELL AS THE ASPHALT PATHWAY, WHICH PROVIDES DIRECT ACCESS TO THE EBMUD EASEMENT. TAKING INTO ACCOUNT THE AREAS DEFINED AS GENERAL BENEFIT VS. SPECIAL BENEFIT AND SPREADING THE COSTS PROPORTIONALLY, THE CITY WILL MAKE A CONTRIBUTION EQUAL TO 40.09% OF THE ANNUAL LABOR COSTS OF THE GALLERY WALK AREA TO OFFSET ANY GENERAL BENEFIT.
EBMUD EASEMENT:
40% OF 48,500 TOTAL SF OF LANDSCAPING = 19,400 SF AT $0.153/SF = $2,968.20. 20% OF THAT SF IS 3,880 SF.
19,400 SF – 3,880 SF = 15, 520 SF AT $0.153/SF = $2,374.56 APPLIED TO GENERAL BENEFIT. THE REMAINING AMOUNT OF $593.64 IS ASSESSABLE TO THE DISTRICT PROPERTIES AS SPECIAL BENEFIT.
REMAINDER OF GALLERY WALK:
60% OF 48,500 TOTAL SF OF LANDSCAPING = 29,100 SF AT $0.153 = $4,452.30, REDUCED BY 16.34% (AS SHOWN ABOVE) = $727.50 ADDITIONAL TO GENERAL BENEFIT. THE REMAINING AMOUNT OF $3,797.81 IS ASSESSABLE TO THE DISTRICT PROPERTIES AS SPECIAL BENEFIT.
TOTAL TO GENERAL BENEFIT: $3,102.06
Item 10.2
City Council Meeting Agenda - Page 146 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
TOTAL SALARIES & BENEFITS: $7,406.00 (FY 20/21 DOLLARS) $3,102.06/$7,406.00 = 40.18%, WHICH WILL BE APPLIED TO THE ANNUAL SALARIES & BENEFITS AS A GENERAL BENEFIT CONTRIBUTION.
Method of Assessment
The second step in apportioning assessments is to determine the relative special benefit for each property. This process involves determining the relative benefit received by each property in relation to a single-family home, or, in other words, on the basis of Single-Family Equivalents (SFE).
This SFE methodology is commonly used to distribute assessments in proportion to estimated special benefit and is generally recognized as providing the basis for a fair and appropriate distribution of assessments. For the purposes of this Engineer’s Report, all properties are designated a SFE value, which is each property’s relative benefit in relation to a single family home on one parcel. In this case, the "benchmark" property is the single family detached dwelling which is one Single Family Equivalent or one SFE.
Assessment Apportionment
Again, in order to maximize clarity and defensibility, the special apportionment methodology for each Zone is included verbatim.
Item 10.2
City Council Meeting Agenda - Page 147 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
Grayson Woods
RESIDENTIAL PARCELS:
THE MAINTENANCE OF LANDSCAPING ALONG RELIEZ VALLEY ROAD AND GRAYSON ROAD IS OF SPECIAL BENEFIT TO
ALL RESIDENTIAL PROPERTIES WITHIN THE GRAYSON WOODS DEVELOPMENT IN THAT IT ENHANCES THE APPEARANCE OF THE DEVELOPMENT AND IMPROVES THE QUALITY OF LIFE WITHIN THE DEVELOPMENT ON A DAY TO DAY BASIS.
THE CLEANING AND REMOVAL OF DEBRIS FROM DRAINAGE DITCHES ASSURES THAT DRAINAGE FROM UPSTREAM PROPERTIES MAY PASS FREELY THROUGH THE DEVELOPMENT. ALL PROPERTIES MUST ACCESS THE PROPERTY VIA
RELIEZ VALLEY ROAD OR GRAYSON ROAD AND THE BENEFIT TO EACH SINGLE-FAMILY RESIDENTIAL PARCEL IS PRESUMED TO BE THE SAME, REGARDLESS OF LOCATION WITHIN THE DEVELOPMENT. AS A RESULT, EACH SINGLEFAMILY RESIDENTIAL PARCEL IS ASSIGNED AN SFE OF 1.00.
GOLF COURSE CLUBHOUSE/RESTAURANT AND PARKING:
THE BENEFIT RECEIVED BY THE GOLF COURSE CLUBHOUSE/RESTAURANT AND PARKING AREA FROM STREET LIGHTING MAY BE EVALUATED IN TERMS OF THE BENEFIT RECEIVED BY A SINGLE-FAMILY RESIDENCE. THE CLUBHOUSE BENEFITS
THE SAME FROM VEHICLE AND PEDESTRIAN SAFETY AS WELL AS FROM ENHANCED PROPERTY APPEARANCE AND SECURITY. THE CLUBHOUSE PARKING LOT FRONTAGE IS ROUGHLY EQUIVALENT TO THAT FOR FOUR AVERAGE RESIDENTIAL LOTS AND ITS STREET LIGHTING BENEFIT IS ACCORDINGLY ASSIGNED 4.00 SFE.
REMAINDER OF GOLF COURSE:
THE REMAINDER OF THE GOLF COURSE PARCEL RECEIVES LIMITED SPECIAL BENEFIT FROM STREET LIGHTING. THAT
PORTION OF THE FAIRWAY WHICH FRONTS ON A LIGHTED STREET BENEFITS FROM THE SAFETY AND SECURITY PROVIDED TO PEDESTRIANS AND MOTORISTS. ASSUMING A TYPICAL LOT HAS A FRONTAGE OF 50 FEET, AN
EQUIVALENT NUMBER OF UNITS OF STREET LIGHTING BENEFIT FOR THE GOLF COURSE FAIRWAY MAY BE CALCULATED BY DIVIDING THAT PORTION OF THE PARCEL BY 50, RESULTING IN AN ADDITIONAL 0.50 SFE.
OPEN SPACE AND SCENIC EASEMENTS:
THESE PARCELS DO NOT HAVE LIGHTED FRONTAGE, DO NOT BENEFIT FROM STREET LIGHTING, AND THEREFORE ARE
NOT ASSESSED
AS DESCRIBED ABOVE, SINGLE-FAMILY EQUIVALENTS (SFES) HAVE BEEN ASSIGNED TO EACH ASSESSOR’S PARCEL NUMBER (APN) BY LAND USE. THEY ARE LISTED IN FOLLOWING TABLE:
Item 10.2
City Council Meeting Agenda - Page 148 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
SFES BY LAND USE:
PARCEL TYPE PARCEL COUNT SFE PER PARCEL TYPE TOTAL SFE’S SINGLE FAMILY RESIDENTIAL 104 1.00 104.00
GOLF COURSE & CLUBHOUSE 2 SEE ABOVE 4.50
OPEN SPACE 4 0.00 0.00
TOTALS: 110 108.50
At the time of formation, the assessment levied per SFE was established to fall within a range of $289.00 to $359.00, with the exact amount to be levied in any given year to be determined by the budget for that year. The actual assessment each year may be increased the following year by the percentage of the annual change in the Consumer Price Index – All Urban Consumers, for the San Francisco/Oakland/Hayward Area (CPI), so long as the resulting increase does not exceed $359.00, as established. If the assessment in any year is proposed to exceed $359.00, the City must comply with Article XIII D, Section 4 of the California Constitution. The annual percentage change for 2024 (January 2025), was 2.7623%. The assessments for Fiscal Year 2025-26 are proposed to increase to $359.79 ($350.12 X 1.027 = $359.72), however the maximum assessment rate allowed for Grayson Woods is $359.00.
Gallery Walk
THE GALLERY WALK AREA CONSISTS OF SINGLE-FAMILY RESIDENTIAL PARCELS ONLY.
THE NET TOTAL AMOUNT TO BE ASSESSED HAS BEEN DISTRIBUTED AMONG THE VARIOUS PARCELS OF LAND WITHIN
THE GALLERY WALK ANNEXATION IN ACCORDANCE WITH THE ESTIMATED SPECIAL BENEFITS TO BE RECEIVED BY EACH PARCEL FROM THE IMPROVEMENTS. EACH RESIDENTIAL LOT IS ASSIGNED AN EQUAL DWELLING UNIT, “SFE.”
THE ASSESSMENT PER SFE IS CALCULATED AS THE TOTAL ESTIMATED COST LESS THE GENERAL BENEFIT CONTRIBUTION BY THE CITY IS SHOWN IN THE COST ESTIMATE TABLE, DIVIDED BY THE TOTAL SFES IN GALLERY WALK.
Item 10.2
City Council Meeting Agenda - Page 149 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
SFES BY LAND USE:
PARCEL TYPE PARCEL COUNT SFE PER PARCEL
TYPE
TOTAL SFES
SINGLE FAMILY RESIDENTIAL 133 1.00 133.00
TOTALS: 133 133.00
At the time of annexation, the assessment levied per SFE was established to fall within a range of $187.49 to $234.36, with the exact amount to be levied in any given year to be determined by the budget for that year. The actual assessment each year may be increased the following year by the percentage of the annual change in the Consumer Price Index – All Urban Consumers, for the San Francisco/Oakland/Hayward Area (CPI), so long as the resulting increase does not exceed $234.36, as established.
If the assessment in any year is proposed to exceed $234.36, the City must comply with Article XIII D, Section 4 of the California Constitution. The annual percentage change for 2024 (January 2025), was 2.763%. The assessments for FY 2025-26 are not proposed to increase from the previous year.
OPERATING RESERVE
THE 1972 ACT REQUIRES THAT A SPECIAL FUND BE SET-UP FOR THE REVENUES AND EXPENDITURES OF THE DISTRICT.
ASSESSMENT FUNDS SHALL BE USED ONLY FOR THE PURPOSES STATED HEREIN. A CONTRIBUTION TO THE DISTRICT
BY THE CITY MAY BE MADE TO REDUCE ASSESSMENTS OR TO FUND COSTS WHICH ARE GREATER THAN REVENUE FROM THE ASSESSMENTS, AS THE CITY COUNCIL DEEMS APPROPRIATE. THE ESTIMATED BEGINNING AND ENDING OPERATING RESERVE FUND BALANCES FOR FY 2025-26 ARE SHOWN IN THE COST ESTIMATE TABLE.
SECTION 22569 (A) OF THE 1972 ACT ALLOWS THE DISTRICT ASSESSMENTS TO “…INCLUDE A RESERVE WHICH SHALL NOT EXCEED THE ESTIMATED COSTS OF MAINTENANCE AND SERVICING TO DECEMBER 10 OF THE FISCAL YEAR,
OR WHENEVER THE CITY EXPECTS TO RECEIVE ITS APPORTIONMENT OF SPECIAL ASSESSMENTS AND TAX COLLECTIONS FROM THE COUNTY, WHICHEVER IS LATER.”
CAPITAL RESERVE
Item 10.2
City Council Meeting Agenda - Page 150 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
IN ADDITION TO THE 50% OPERATING RESERVE DETAILED ABOVE, AN AGENCY MAY CREATE AN ADDITIONAL RESERVE (“CAPITAL” OR “REPLACEMENT” RESERVE) TO FUND THE REPLACEMENT OF IMPROVEMENT ITEMS THAT USEFUL LIFE EXCEEDING FIVE YEARS. THESE ITEMS MAY INCLUDE BUT ARE NOT LIMITED TO THE ASPHALT PATH IN EACH SUBDIVISION, SIDEWALKS, STREETLIGHTS, IRRIGATION SYSTEMS, ETC. THE ESTIMATED BEGINNING AND ENDING CAPITAL RESERVE FUND BALANCES FOR FY 2025-26 ARE SHOWN IN THE COST ESTIMATE TABLE.
Item 10.2
City Council Meeting Agenda - Page 151 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
Assessment
WHEREAS, the City of Pleasant Hill, County of Contra Costa, California, pursuant to the provisions of the Landscaping and Lighting Act of 1972 and Article XIII D of the California Constitution (collectively “the Act”), initiated the preparation of an Engineer’s Report for the City of Pleasant Hill Assessment District 22;
WHEREAS, the City of Pleasant Hill directed the undersigned Engineer of Work to prepare and file a report presenting an estimate of costs, a diagram for the AD 22 Zones and an assessment of the estimated costs of the improvements upon all assessable parcels within the AD 22 Zones, to which the description of said proposed improvements therein contained; NOW, THEREFORE, the undersigned, by virtue of the power vested in me under said Act and the order of the City Council of said City of Pleasant Hill, hereby make the following assessment to cover the portion of the estimated cost of said improvements, and the costs and expenses incidental thereto to be paid by the AD 22 Zones.
The amount to be paid for said improvements and the expense incidental thereto, to be paid by the City of Pleasant Hill Assessment District 22 for the Fiscal Year 2025-26 is $76,192.
As required by the Act, an Assessment Diagram is hereto attached and made a part hereof showing the exterior boundaries of said City of Pleasant Hill Assessment District 22. The distinctive number of each parcel or lot of land in the said City of Pleasant Hills is its Assessor Parcel Number appearing on the Assessment Roll.
And I do hereby assess and apportion said net amount of the cost and expenses of said improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within said City of Pleasant Hill Assessment District 22, in accordance with the special benefits to be received by each parcel or lot, from the improvements, and more particularly set forth in the Cost Estimate and Method of Assessment hereto attached and by reference made a part hereof.
The assessments are made upon the parcels or lots of land within the City of Pleasant Hill Assessment District 22 in proportion to the special benefits to be received by the parcels or lots of land, from said improvements.
The Grayson Woods and Gallery Walk are subject to an annual adjustment tied to the Consumer Price Index for the San Francisco Area, but includes a cap on the maximum assessment rate.
Item 10.2
City Council Meeting Agenda - Page 152 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
The proposed assessments for the Grayson Woods is eligible for the CPI increase will be assessed at the rate used in Fiscal Year 2024-2025 but reaches the maximum assessment rate of $359. The proposed assessment for Gallery Walk is eligible for the CPI increase will be assessed at the same rate as Fiscal Year 2024-25.
District
Authorized Rate
FY2025-26
Proposed Rate
FY2025-26
Grayson Woods $359.00 $359.00
Gallery Walk $234.36 $187.50
Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as shown on the Assessor's Maps of the County of Contra Costa for the Fiscal Year 2025-26. For a more particular description of said property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of said County.
I hereby place opposite the Assessor Parcel Number for each parcel or lot within the Assessment Roll, the amount of the assessment for the Fiscal Year 2025-26 for each parcel or lot of land within the said City of Pleasant Hill Assessment District 22.
Dated: June 27, 2025
Engineer of Work
By
John Bliss, License No. C52091
Item 10.2
City Council Meeting Agenda - Page 153 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
Assessment Diagram
The boundaries of the City of Pleasant Hill Landscaping and Lighting Districts are displayed on the following Assessment Diagram.
The specific lines and dimensions of each lot or parcel are on file at the City.
Item 10.2
City Council Meeting Agenda - Page 154 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
City Council Meeting Agenda - Page 155 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
City Council Meeting Agenda - Page 156 of 157 - Monday, July 07, 2025 City of Pleasant Hill
Assessment District 22
Engineer’s Report
Assessment Roll
An Assessment Roll (a listing of all parcels assessed within the Assessment Districts and the amount of the assessment) will be filed with the City Clerk to the City Council and is, by reference, made part of this report and is available for public inspection during normal office hours.
Each lot or parcel listed on these Assessment Roll is shown and illustrated on the latest County Assessor’s records and these records are, by reference made part of this Report. These records shall govern for all details concerning the description of the lots or parcels.
Non-assessable lots or parcels include government owned land and public utility owned property.
Item 10.2
City Council Meeting Agenda - Page 157 of 157 - Monday, July 07, 2025