Agenda packet — Pleasant Hill City Council, June 1, 2026 (part 2 of 2)

Service/Application Revenue Code Legal Authority Fee
Grading, Site Development,
and Drainage Permit
PHMC 15.10.080
& PW Standards
(Res. 87-00)
Plan Review &
Amendments
101-0000-0000-
430080
$252 per hour
3rd Party Peer Review 101-0000-0000-
430080
Actual cost + 10%
Inspection 101-0000-0000-
430080
$174 per hour
Inspection (overtime) 101-0000-0000-
430080
$174 per hour
Inspection (3rd Party
Peer Review of Problem
Areas)
101-0000-0000-
430080
Actual cost + 10%
Grading Permit Extension 101-0000-0000-
430080
PHMC 15.10.080 $174
Floodplain Development
Permit
PHMC 15.15.120
Plan Review &
Amendments
101-0000-0000-
430080
$164 per hour
(typically 1 hr)
Inspection 101-0000-0000-
430080
$164 per hour
(typically 1 hr)
Other
Traffic Impact Fee* 305-0000-0000-
460060
PHMC 5.55.050
Single-family
residential**
$5,102 per unit
Multi-family residential** $3,872 per unit
Retail** $12.70 per sf
Office** $9.81 per sf
Industrial** $3.97 per sf
**Note: For Other uses, Traffic Impact Fee is $529 per-trip as estimated by Engineering Dept. See Municipal Code Section 5.55
Per Municipal Code 5.55.050, annual adjustment of the Traffic Impact Fee will be based on construction cost index. The fee shall be automatically increased annually, beginning January 1, based on the Engineering News Record 20-city construction cost index listed in the prior October 1st issue, as published by McGraw-Hill Publishing Company. (Ord. 779 § 1, 2003; 1991 code § 30-1.5).

Engineering review
Planning and Building
Permits
101-0000-0000-
470017
$252 per hour
Grading / Improvement
Permit Transfer Fee
101-0000-0000-
430080
$252
* Not subject to annual CPI adjustment
Item 10.2
City Council Meeting Agenda - Page 237 of 331 - Monday, June 01, 2026

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CITY COUNCIL STAFF REPORT
Meeting Date: June 1, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT RESOLUTION NO. __-26 APPROVING INTENTION TO LEVY

AND COLLECT ASSESSMENTS AND TO PROVIDE FOR PUBLIC
HEARING AND NOTICE IN ASSESSMENT DISTRICT NO. 20 FOR
FISCAL YEAR 2026/2027

SYNOPSIS
An assessment district is a financial mechanism that allows for the levy of an assessment on a specific geographic area or parcels of real estate, which have been identified as receiving a direct and special "benefit" from a public improvement or service. Assessment District No. 20 (“AD 20”) enables the City to provide landscape maintenance and street lighting at an enhanced level along commercial streets. Theses landscape and lighting improvements are considered to be of direct benefit to the properties within AD 20’s boundaries. The funding for the maintenance and services is provided through annual assessments paid by the benefiting property owners of parcels within AD 20 and contributions by the City.

In order for the City to continue to levy and collect assessments within the Assessment District for the 2026/2027 fiscal year, an Annual Report must be prepared and the City must hold a public hearing. Staff requests that the City Council adopt a Resolution of Intention to Levy and Collect Assessments within AD 20 for the 2026/2027 fiscal year and give notice of the time and place for a public hearing on the levy of the assessments.

DISCUSSION
Background
AD 20 was formed in 1988 pursuant to the provisions of the Landscaping and Lighting Act of 1972 and the California Streets and Highways Code. Upon formation, AD 20 consisted of five zones. AD 20 was amended in 1999 to create a new zone (Zone 6) that includes the Downtown area.

In order for the City to continue to levy and collect assessments within the Assessment District for the 2026/2027 fiscal year (“FY 26/27”), the City Council adopted a resolution on February 2, 2026, directing the Engineer of Work to prepare an annual report. The Engineer of Work, SCI Consulting Group, has completed and filed the annual report (attached) for FY 2026/2027 with the City Clerk.

Item 10.3
City Council Meeting Agenda - Page 239 of 331 - Monday, June 01, 2026 The Annual Report includes descriptions of the improvements to be made during the fiscal year, an estimate of costs, and the levy of assessments upon the benefiting properties.

There are no new substantial improvements planned; therefore, the maintenance costs funded by Zone 1, Zone 2, Zone 3, and Zone 5A, are estimated to remain unchanged in FY 2026/2027. In 2024 property owners approved new Proposition 218 measures for Zone 4 and 5B, those changes are reflected in the attached Engineers Report.

There are 17 properties within the AD 20 boundaries that are located in the City of Concord: eight properties are located east of Contra Costa Boulevard and south of Sun Valley Boulevard; the Sun Valley Mall Shopping Center contains six properties, and the remaining three properties are east of Contra Costa Boulevard and south of Concord Avenue at the on-ramp to Interstate Freeway 680. The City of Concord has granted the City of Pleasant Hill authority to levy assessments on these properties since the District was established. This authority must be requested and granted annually. Pleasant Hill Resolution No. 7-26, adopted February 2, 2026, requested consent from the City of Concord to collect AD 20 assessments for FY 26/27.

A resolution of intention to collect assessment for FY 26/27 and call for a public hearing on July 13, 2026, is attached.

Analysis
The collecting of assessments from properties within the boundaries of AD 20, together with the funds provided by the City, will ensure continued maintenance of lighting and landscape improvements within the boundaries of the District. City Maintenance staff provides for the maintenance of improvements, with the exception of the Downtown along Crescent Drive and Crescent Plaza (the Downtown property management contracts for maintenance work in the Downtown and is reimbursed by the Assessment District). The maintenance activities include weekly mowing and edging of turf; the maintenance and repair of irrigation systems; pruning; debris and graffiti removal; streetlights repair; maintenance and weeding; as well as monitoring and authorizing payment for utility charges for water and electricity.

If AD 20 assessments are confirmed for FY 26/27, staff will continue to provide maintenance services for the District. The source of funds to provide the necessary maintenance and services is derived from annual assessments collected from property owners within six zones in the District.

The attached Engineer’s Report lists the projected fund balances and proposed revenues and expenditures for FY 26/27 per zone. Expenses in Zones 1 and 6 continue to exceed revenue; staff will work with the AD Engineer to identify ways to reduce expenses and increase assessments.

Item 10.3
City Council Meeting Agenda - Page 240 of 331 - Monday, June 01, 2026 The reserve fund for Zone 6 was depleted by the end of FY 22/23. Assessments for the Zone were increased by the allowable CPI in FY 25/26 and are proposed to be increased by the allowable CPI in FY 26/27. These CPI-adjusted assessments, however, are not sufficient to meet the estimated expenses.

The estimated cost for the preparation and filing of all necessary reports required to continue the levy and collection of assessments is $9,200, which will be paid from the fund.

Assessments are made upon the various properties within the District in proportion to the estimated special benefits received. As part of establishing special benefits, properties within the District are divided into six zones of improvement noted above with different assessments based on the amount of special benefits conferred. The City tracks the cost of maintaining the improvements, including incidental expenses within each zone. Contributions from the City’s General Fund are made by the City in Zones 1, 2, 3, 5 and 6 to offset benefits shared with the general public. In Zone 4, the total cost of the improvements has been reduced by a contribution from the City, as detailed in the Engineer’s Report. Maintenance costs are monitored every few years and City contributions are adjusted accordingly.

Assessment rates have been established in each zone based upon acreage, street frontage, and benefit. These rates are listed in the attached Engineer’s Report.

FISCAL IMPACT
The City of Pleasant Hill annually contributes $132,886 from the General Fund toward the landscaping and lighting costs for AD 20. This contribution is intended to offset the portion of the landscaping and lighting improvements that provide shared benefit to both the general public and, in particular, those properties outside the District, but contiguous to District improvements in areas adjacent to or within the City’s right of way.

PUBLIC CONTACT
Public Contact was made through posting of the City Council agenda on the City’s official notice bulletin board, at the Pleasant Hill Senior Center, and at the Pleasant Hill Police Department. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Move to adopt the Resolution of Intention to Levy and Collect Assessments within AD 20 for the 2026/2027 fiscal year and give notice of a public hearing on July 13, 2026.

Item 10.3
City Council Meeting Agenda - Page 241 of 331 - Monday, June 01, 2026

ALTERNATIVES TO RECOMMENDED ACTION
Should the City Council decline to renew the Assessment District for the 2026/2027 fiscal year, there would be a loss of $477,127 in assessment revenues that fund maintenance activities within AD 20. The City would need to fund these maintenance activities, or the services would need to be suspended or substantially reduced.

ATTACHMENT(S)
Proposed Resolution
AD 20 Engineer’s Report
Prepared by: Ann James, Public Works Director
Reviewed by: Erick Cheung, Chief Financial Officer
Approved by: Ethan Bindernagel, City Manager
Item 10.3
City Council Meeting Agenda - Page 242 of 331 - Monday, June 01, 2026 RESOLUTION NO. __-26

A RESOLUTION OF INTENTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT

HILL TO ORDER IMPROVEMENTS, LEVY ASSESSMENTS AND PROVIDE FOR HEARING AND NOTICE IN ASSESSMENT DISTRICT NO. 20 (COMMERCIAL AREA LANDSCAPE AND LIGHTING) FISCAL YEAR 2026/2027
WHEREAS, on February 2, 2026, the City Council adopted Resolution No. 7-26, a Resolution directing preparation and filing of the Fiscal Year 2026/2027 (“FY 26/27”) Annual Report for maintenance of Assessment District No. 20 (Commercial Area Landscape and Lighting) (“AD 20”); and
WHEREAS, pursuant to this Resolution, the City directed SCI Consulting Group as Engineer of Work for AD 20, to prepare a report in accordance with Section 22565 et seq., of the California Streets and Highways Code (the "Report"); and WHEREAS, the Report has been made, filed with the City Clerk and duly considered by the City Council; and
WHEREAS, it is the intention of the City Council to levy and collect assessments within the District for FY 26/27 in order to accomplish the installation, servicing and maintenance of public landscape and street lighting as described in Exhibit A, which is incorporated by this reference and made a part of this Resolution; and
WHEREAS, no new or substantial changes in improvements are proposed to be made in FY 25/26 in Zones 1, 2, 3, 4, 5 and 6; and
WHEREAS, the individual assessments for FY 26/27 in Zones 1, 2, 3, and 5A are not proposed to increase beyond the approved assessment range from the previous year; and WHEREAS, the individual assessments for FY 26/27 in Zones 4 and 5B are proposed to increase by 3.5% which was approved by property owners and does not constitute an “increased assessment” under the provisions of Proposition 218; and WHEREAS, the assessment rate for FY 26/27 in Zone 6 is proposed to increase by the annual CPI of 3.04%, which is within the approved assessment range for the Zone and does not constitute an “increased assessment” under the provisions of Proposition 218; and WHEREAS, the proposed assessments in all of AD 20 will be imposed exclusively to finance the maintenance costs and operation expenses of landscaping and street lighting; and WHEREAS, the District consists of the lots and parcels shown on the assessment diagram of AD 20 on file with the City Clerk of the City and reference is hereby made to such diagram for further particulars; and
Item 10.3
City Council Meeting Agenda - Page 243 of 331 - Monday, June 01, 2026 WHEREAS, reference is hereby made to the Report for a full and detailed description of the improvements and services, the boundaries of the AD 20 and Zones 1, 2, 3, 4, 5A, 5B, and 6 within, and the proposed assessments upon assessable lots and parcels of land within AD 20.

NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Pleasant Hill that:

1. The recitals above are incorporated herein by this reference.

2. The Report is hereby deemed sufficient and preliminarily approved, and the Report shall stand as the Engineer's Report for all subsequent proceedings under and pursuant to this Resolution.

3. It is the intent of the City Council to levy and collect assessments within AD 20 to accomplish the installation, service, and maintenance of public landscape and street lighting as described in Exhibit A.

4. Notice is hereby given that on July 13, 2025, at 7:00 p.m., the City Council will hold a public hearing during its regular meeting on the question of the ordering of the proposed improvements and the levying of the proposed assessments for FY 25/26. The public hearing will be held in person at City Hall at 100 Gregory Lane, Pleasant Hill, California.

Prior to the conclusion of the hearing, any interested person may be afforded the opportunity to “hear and be heard” or may file a written protest with the City Clerk, or having previously filed a protest, may file a written withdrawal of that protest. A written protest shall state all grounds of objection. A protest by a property owner shall contain a description sufficient to identify the property owned by such owner.

5. The City Clerk is directed to give notice of the public hearing by publishing this Resolution in accordance with Section 6061 of the Government Code.

ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting of the Council held on the 1st day of June, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
ZAC SHESS, Mayor
ATTEST:
__________________________
LYONE CONNER, City Clerk
Item 10.3
City Council Meeting Agenda - Page 244 of 331 - Monday, June 01, 2026

EXHIBIT A
TO

A RESOLUTION OF INTENTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT

HILL TO ORDER IMPROVEMENTS, LEVY ASSESSMENTS AND PROVIDE FOR

HEARING AND NOTICE

CITY OF PLEASANT HILL COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA ASSESSMENT DISTRICT NO. 20
(COMMERCIAL LANDSCAPING AND LIGHTING)
FISCAL YEAR 2026/2027

DESCRIPTION OF IMPROVEMENTS
The installation, service and maintenance of public landscape and street lighting within the boundaries of Assessment District No. 20 (AD 20).

No other new or additional improvements are planned in AD 20 for FY 26/27.

Item 10.3
City Council Meeting Agenda - Page 245 of 331 - Monday, June 01, 2026 ENGINEER’S REPORT
City of Pleasant Hill
Assessment District 20
Landscaping and Lighting Assessment District
May 2026
Preliminary Report
Item 10.3
City Council Meeting Agenda - Page 246 of 331 - Monday, June 01, 2026 (This Page Intentionally Left Blank)
Item 10.3
City Council Meeting Agenda - Page 247 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, FY 2026-27
Page i
City Council
Zac Shess, Mayor
Andrei Obolenskiy, Vice Mayor
Belle La, Member
Sue Noack, Member
Amanda Szakats, Member
City Manager
Ethan Bindernagel, City Manager
City Attorney
Janet Coleson, City Attorney
Public Works Director
Ann James
Engineer of Work
SCI Consulting Group
Item 10.3
City Council Meeting Agenda - Page 248 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, FY 2026-27
Page ii
Introduction............................................................................................................... 1 Overview....................................................................................................................................1 Legal Analysis.............................................................................................................................2 Plans & Specification .................................................................................................. 6 Estimate of Cost and Budget....................................................................................... 8 Description of Improvements ...................................................................................................8 Estimate of Costs...................................................................................................... 10 Method of Apportionment ....................................................................................... 18 Discussion of Benefit...............................................................................................................18 General versus Special Benefit................................................................................................19 Method of Assessment............................................................................................................22 Assessment Apportionment....................................................................................................22 Annual Inflation Adjustment .................................................................................... 33 Assessment.............................................................................................................. 34 Assessment Diagram ................................................................................................ 36 Assessment Roll ....................................................................................................... 38 Item 10.3
City Council Meeting Agenda - Page 249 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 1 ends

Introduction
Overview
The City of Pleasant Hill Assessment District 20 (the “District” or “AD 20”) provides funding to preserve a high level of landscape maintenance and street lighting on collector streets within its boundaries. It was formed in 1988 and is divided into six Zones.

In each year for which the assessments will be continued, the City Council (“Council”) must direct the preparation of an Engineer's Report, budgets and proposed assessments for the upcoming fiscal year. The Engineer’s Report also identifies future planned projects. After the Engineer's Report is completed, the Council may preliminarily approve the Engineer's Report and proposed assessments and establish the date for a public hearing on the continuation of the assessments.

This Engineer’s Report ("Report") was prepared pursuant to the direction of the Council.

Prior to fiscal year 2025-26, the annual administration of this assessment, including the content, format and tone of the Engineer’s Report, was performed by Harris & Associates. Beginning in fiscal year 2025-26, SCI Consulting Group has been engaged to provide these annual administration services. For consistency with the formation documents and prior proceedings, SCI has retained substantial portions of the supporting analysis, methodology descriptions, and benefit findings from the original Engineer's Report and subsequent updates for Assessment District No. 20. This continuity preserves the defensibility of the established assessment methodology and nexus findings, while this Report updates the budget, assessment rates, and other forward looking elements for the current fiscal year.

This Report was prepared to establish the budget for the improvements that would be funded by the proposed 2026-27 assessments and to define the benefits received from the improvements by property within the AD 20 Zones and the method of assessment apportionment to lots and parcels. This Report and the proposed assessments have been made pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (the "Act") and Article XIII D of the California Constitution (the “Article”).

If the Council approves this Engineer's Report and the proposed assessments by resolution, a notice of the proposed assessment must be published in the paper at least 10 days prior to the date of the public hearing. The resolution preliminarily approving the Engineer's Report and establishing the date for a public hearing typically directs that this notice be published.

Item 10.3
City Council Meeting Agenda - Page 250 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 2 ends

Following the minimum 10-day time period after publishing the notice, a public hearing is held for the purpose of allowing public testimony about the proposed continuation of the assessments.

This hearing is currently scheduled for July 6, 2026. At this hearing, the Council would consider approval of a resolution confirming the assessments for Fiscal Year 2026-27. If so confirmed and approved, the assessments would be submitted to the County Auditor/Controller for inclusion on the property tax rolls for Fiscal Year 2026-27.

Legal Analysis
Silicon Valley Taxpayers Association, Inc. v Santa Clara County Open Space Authority
In July 2008, the California Supreme Court issued its ruling on the Silicon Valley Taxpayers Association, Inc. v. Santa Clara County Open Space Authority (“SVTA v. SCCOSA”). This ruling is the most significant court case in further legally clarifying the substantive assessment requirements of Proposition 218 which was approved by California voters in 1996. Several of the most important takeaways of the ruling included further emphasis that:
▪ Benefit assessments are for special, not general, benefit ▪ The services and/or improvements funded by assessments must be clearly defined ▪ “The special benefit must affect the assessed property in a way that is particular and distinct from its effect on other parcels and that real property in general and the public at large do not share.”
▪ Special benefits are directly received by and provide a direct advantage to property in each Zone and costs are proportionate to the benefit received.

This Engineer’s Report is consistent with the SVTA v. SCCOSA decision and with the requirements of Article XIII C and XIII D of the California Constitution based on the following factors:

1. Most of the Zones were formed prior to the passage of Proposition 218.

2. The AD 20 Zones are narrowly drawn to only include the specially benefiting parcels, and the assessment revenue derived from real property in each AD 20 Zone is expended only on specifically identified improvements and/or maintenance and servicing of those improvements in that Zone that confer special benefits to properties in that Zone.

3. The use of unique and narrowly drawn AD 20 Zones ensures that the improvements constructed and maintained with assessment proceeds are located in close proximity to the real property subject to the assessment, and that such improvements provide direct and special benefit to the properties in the AD 20 Zones.

Item 10.3
City Council Meeting Agenda - Page 251 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 3 ends

4. Due to their proximity to the assessed parcels, the improvements and maintenance thereof financed with assessment revenues in the AD 20 Zones provide a direct benefit to properties in that AD 20 Zone, and the benefits conferred on such property in each AD 20 Zone are more extensive and direct than a general increase in property values.

5. The assessments paid in each AD 20 Zone are proportional to the special benefit that each parcel within that AD 20 Zone receives from such improvements and the maintenance thereof because:
a. The specific improvements and maintenance and utility costs thereof in each AD 20 Zone and their respective costs are specified in this Engineer’s Report; and b. Such improvement and maintenance costs in each AD 20 Zone are allocated among different types of property located within each AD 20 Zone, and equally among those properties which have similar characteristics and receive similar special benefits.

Therefore, given the factors highlighted above, this Engineer’s Report is consistent with the SVTA vs. SCCOSA decision and with the requirements of Article XIII C & XIII D of the California Constitution.

Dahms v. Downtown Pomona Property & Business Improvement District In 2009, the Court of Appeal upheld a benefit assessment for property in the downtown area of the City of Pomona. In Dahms the court held that the assessment adequately separated general benefits from special benefits. The Court also held that “subdivision (f) of section 4 of article XIII D does not prohibit discounted assessments (as long as the discounts do not cause other assessments to violate article XIII D).” s.

Bonander v. Town of Tiburon
On December 31, 2009, the First District Court of Appeal invalidated a benefit assessment approved by property owners to pay for placing overhead utility lines underground in an area of the Town of Tiburon. The Court invalidated the assessments on the grounds that the assessments had been disproportionate and failed to include benefited parcels adjacent to the assessment district.

Beutz v. County of Riverside
On May 26, 2010 the Fourth District Court of Appeals issued a decision in Beutz v. County of Riverside (“Beutz”). This decision overturned an assessment for park maintenance in Wildomar, California, primarily because the general benefit associated with improvements and services were not explicitly calculated and quantified and separated from the special benefits.

Item 10.3
City Council Meeting Agenda - Page 252 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 4 ends

Golden Hill Neighborhood Association v. City of San Diego On September 22, 2011, the Court of Appeal issued a decision in the Golden Hill Neighborhood Association v. City of San Diego. This decision invalidated an assessment for street and landscaping maintenance in the Greater Golden Hill neighborhood of San Diego, California. The court found the city had “not met its burden of showing that the assessment amounts charged against its park and open space parcels were proportional to the special benefits conferred on those parcels.” . In addition, the court found that the City had failed to separate and quantify general and special benefits.

Compliance with Current Law
This Engineer’s Report is consistent with the requirements of Article XIII C and XIII D of the California Constitution because the Improvements to be funded are clearly defined; the Improvements are directly available to and will directly benefit properties in the AD 20 Zones; and the Improvements provide a direct benefit to property in each of the AD 20 Zones.

Impact of Recent Proposition 218 Decisions
This Engineer’s Report is based on the following factors:

1. The assessment revenue derived from real property in AD 20 is extended only on specific landscaping and other improvements and/or maintenance and servicing of those improvements in that Zone.

2. The use of various Zones ensures that the landscaping and other improvements constructed and maintained with assessment proceeds are located in close proximity to the real property subject to the assessment, and that such improvements provide a direct advantage to the property in the Zone.

3. Due to their proximity to the assessed parcels, the improvements and maintenance thereof financed with assessment revenues in each Zone benefits the properties in that Zone in a manner different in kind from the benefit that other parcels of real property in the City of Pleasant Hill (not within AD 20) derive from such improvements, and the benefits conferred on such property in each AD 20 Zone are more extensive and direct than a general increase in property values.

4. The assessments paid in each AD 20 Zone are proportional to the special benefit that each parcel within that AD 20 Zone receives from such improvements and the maintenance thereof because:
a. The specific landscaping and other improvements and maintenance and utility costs thereof in each AD 20 Zone and the costs thereof are specified in this Engineer’s Report; and
Item 10.3
City Council Meeting Agenda - Page 253 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 5 ends

b. Such improvement and maintenance costs in EACH AD 20 Zone is allocated among different types of property located within each AD 20 Zone, and equally among those properties which have similar characteristics and receive similar special benefits.

There have been a number of clarifications made to the analysis, findings and supporting text in this Report to ensure that this consistency is well communicated.

Item 10.3
City Council Meeting Agenda - Page 254 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 6 ends

Plans & Specification
The work and improvements proposed to be undertaken by the City of Pleasant Hill Assessment District 20 and the cost thereof paid from the continuation of the annual assessment provide special benefit to parcels within the AD 20 Zones defined in the Method of Assessment herein.

Consistent with the Landscaping and Lighting Act of 1972, (the “Act”) the work and improvements (the “Improvements”) are generally described as follows:

Within AD 20, the existing and proposed improvements are generally described as the installation, maintenance and servicing of landscaping and street lighting, and all necessary appurtenances, and labor, materials, supplies, utilities and equipment, as applicable, for property owned or maintained by the City of Pleasant Hill. Any plans and specifications for these improvements have been filed with the City of Pleasant Hill and are incorporated herein by reference. “Improvement” means one or any combination of the following:
(a) The installation or planting of landscaping.
(b) The installation or construction of statuary, fountains, and other ornamental structures and facilities.
(c) The installation or construction of public lighting facilities, including, but not limited to, traffic signals.
(d) The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
(e) The installation of park or recreational improvements, including, but not limited to, all of the following:
(1) Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage.
(2) Lights, playground equipment, play courts, and public restrooms. (f) The maintenance or servicing, or both, of any of the foregoing, and of any improvement authorized by subdivision (i).
(g) The acquisition of land for park, recreational, or open-space purposes. (h) The acquisition of any existing improvement otherwise authorized pursuant to this section.
(i) The acquisition or construction of any community center, municipal auditorium or hall, or similar public facility for the indoor presentation of performances, shows, stage productions, fairs, conventions, exhibitions, pageants, meetings, parties, or other group events, activities, or functions, whether those events, activities, or functions are public or private.

Item 10.3
City Council Meeting Agenda - Page 255 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 7 ends

"Maintain" or "maintenance" means the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including:
(a) Repair, removal, or replacement of all or any part of any improvement. (b) Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury. (c) The removal of trimmings, rubbish, debris, and other solid waste. (d) The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.
"Service" or "servicing" means the furnishing of:
(a) Electric current or energy, gas, or other illuminating agent for any public lighting facilities or for the lighting or operation of any other improvements. (b) Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements.

The assessment proceeds from each AD 20 Zone will be exclusively used for Improvements within that Zone plus Incidental expenses. Reference is made to the Estimate of Cost and Budget.

Item 10.3
City Council Meeting Agenda - Page 256 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 8 ends

Estimate of Cost and Budget
Description of Improvements
Following are descriptions of the six Zones within AD 20.

Zone General Locations
1 Consists of several areas along Contra Costa Boulevard, Chilpancingo Parkway, Golf Club Road, Ellinwood Drive, Woodsworth Lane, Cleaveland Road and Gregory Lane. The Zone runs from the Pleasant Hill City limits to the north, to Gregory Lane to the south, and includes the Target and Sun Valley Shopping Centers. This zone also includes 17 parcels within the City limits of the City of Concord. 2 Located north of Hookston Road, south of Monument Drive, east of the I-680 freeway and west of Buskirk Avenue. Zone 2 also includes an area north of Lisa Lane between the Iron Horse Regional Trail and Monument Boulevard 3 Consists of five non-contiguous areas. One is located along Oak Park Boulevard and Putnum Boulevard, between Monte Cresta Avenue and Keats Circle; the second is located along Oak Park Boulevard, west of the I-680 freeway; the third is generally located north of Coggins Drive, south of Mayhew Way and east of the I680 freeway; the fourth is generally bounded by Astrid Drive on the south, the I680 freeway to the east and the EBMUD Trail to the west; the fifth is generally bounded by Monument Boulevard to the north, Mayhew Way to the south, the Pleasant Hill City limits on the east and Vincent Drive to the west. 4 Consists of three non-contiguous areas along the north and south sides of Gregory Lane, between Twinview Drive and Khars Avenue.
5 Consists of three non-contiguous areas. One is generally on the northwest corner of Taylor Boulevard and Pleasant Hill Road, south of Paso Nogal Road; the second is on the north side of Taylor Boulevard, at Morello Avenue; and the third is along Taylor Boulevard, between Grayson Creek and the Contra Costa canal. 6 Located in the Pleasant Hill downtown area, generally bounded by Gregory Lane to the north, Boyd Road to the south, the I-680 freeway to the east and Cleaveland Road to the west.

The Assessment Diagram, included later in this Engineer’s Report, refers to the maps of the Contra Costa County Assessor for an exact description of the lines and dimensions of each lot or parcel of land within AD 20.

Item 10.3
City Council Meeting Agenda - Page 257 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

Page 9 ends

Improvements and Services Provided
The improvements and services provided in the District include the following:
▪ Street Lighting Installation Maintenance and Servicing ▪ Landscape Installation Maintenance and Servicing
▪ Measure C Improvement Plans for Contra Costa Boulevard-Monument Boulevard - Buskirk Avenue (portions not included within Zone 6)
▪ Installation Maintenance and Servicing of Appurtenant Public Facilities – Crescent Drive and Crescent Plaza
Documents detailing the general nature, location, quantity, and services provided for each of the listed improvements are available for review at the City offices and are incorporated herein by reference.

In Zone 6, along Crescent Drive, an irrigation and phased tree replacement study was conducted, and a draft street tree inventory and sustainability guidelines report was completed, with the draft submitted in May 2020. The study was originally budgeted for in Fiscal Year 2018-19 but was delayed and completed in Fiscal Year 2019-20. City staff reviewed the draft report and shared the findings with the City’s Downtown property manager to assist with planning a future phased tree replacement project, to be pursued as capital funds and reserves allow.

Fiscal Year 2026-27 Proposed Projects
Phase I of the Downtown tree replacement project along Crescent Drive in Zone 6 was originally budgeted and scheduled for completion in Fiscal Year 2022-23. However, due to insufficient Zone 6 reserves to fund the estimated $90,000 cost, the project was delayed and ultimately completed using other City funding sources. Phase I has been completed. Funding for Phase II of the tree replacement project was initially proposed to be included in a Proposition 218 ballot measure in 2024; however, the measure was not approved. Therefore, Phase II will not be completed. There are no new services or substantial changes to existing services proposed for Fiscal Year 2026-27 in the other five zones.

Sidewalk Repairs
Minor repairs to sidewalk grates and sidewalk sections have been completed at various locations throughout the District to address damage caused by the City’s street trees. The City will continue to identify and repair raised, sunken, cracked, or broken sidewalks across all six zones to mitigate potential tripping hazards.

In Fiscal Year 2024-25, small sidewalk repairs were completed throughout all AD 20 zones using budgeted Assessment District funds. For Fiscal Year 2026-27, this work is scheduled to continue.

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Estimate of Costs
Budget sheets for the individual Zones are included on the following pages.

Figure 1 – Zone 1 Proposed Budget
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Figure 2 – Zone 2 Proposed Budget
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Figure 3 - Zone 3 Proposed Budget
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Figure 4 - Zone 4 Proposed Budget
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Figure 5 - Zone 5A Proposed Budget
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Figure 6 - Zone 5B Proposed Budget
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Figure 7 - Zone 6 Proposed Budget
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Total Reserve Balance
The Total Reserve Balance is the total of the Balance Forward, plus Revenues, minus Expenses. Any Reserve Fund Adjustments are contributions to the Reserve Fund to plan for future replacement needs or deductions to keep the assessment at or below the Maximum Allowable Assessment for that Zone.

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Method of Apportionment
This section of the Engineer's Report includes an explanation of the benefits to be derived from the installation, maintenance and servicing of the Improvements throughout AD 20, and the methodology used to apportion the total assessment to properties within the District.

AD 20 consists of all Assessor Parcels within the boundaries of each Zone as defined by Assessment Diagram included within this report and the Assessor Parcel Numbers listed within the included Levy roll. The parcels include all privately or publicly owned parcels within said boundaries. The method used for apportioning the assessment is based upon the proportional special benefits to be derived by the properties in AD 20 over and above general benefits conferred on real property or to the public at large.

The apportionment of special benefit is a two-step process: the first step is to identify the types of special benefit arising from the improvements, and the second step is to allocate the assessments to property based on the estimated relative special benefit for each type of property.

Discussion of Benefit
In summary, the assessments can only be levied based on the special benefit to property. This benefit is received by property over and above any general benefits. With reference to the requirements for assessments, Section 22573 of the Landscaping and Lighting Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements."
Proposition 218, as codified in Article XIII D of the California Constitution, has confirmed that assessments must be based on the special benefit to property and the assessment must not exceed the reasonable cost of the proportional benefit upon the assessed parcel:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel." The following benefit categories summarize the types of special benefit to residential, commercial, industrial and other lots and parcels resulting from the Improvements to be provided with the assessment proceeds. These categories of special benefit are supported by various California legislation and supporting studies which describe the types of special benefit received by property from Improvements such as those proposed by the City of Pleasant Hill Assessment District 20. These types of special benefit are summarized as follows:

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The special benefits associated with local landscaping improvements are specifically:
▪ Enhanced desirability of properties due to proximity and accessibility of the improvements.
▪ Reduction of dust and debris
▪ Improved aesthetic appeal provided by a positive representation of area ▪ Increased sense of pride in ownership from well-maintained improvements.

The special benefits associated with local streetlighting improvements are specifically:
▪ Mitigates property damage due to criminal activity
▪ Serves as a deterrent to graffiti and vandalism
▪ Alleviates the fear of crime, which increases the desirability of property ▪ Increased nighttime visibility for access of emergency vehicles ▪ Improved ingress to and egress from property
▪ Reduced vandalism and other criminal acts and damage to improvements or property ▪ Promotes a reassuring entry into the neighborhood
▪ Provides a positive nighttime visual image
General versus Special Benefit
The assessments collected from AD 20 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 20 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 were specifically designed, located and created to provide additional and improved public resources for property inside that Zone, and not the public at large. These Improvements are of special benefit to properties located within AD 20 because they provide a direct advantage to properties in AD 20 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 20 Zone in a way which offsets any general benefits, as described below.

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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 pond clean outs and street sweeping, etc.) This funding from other sources more than compensates for general benefits, if any, received by the properties within the District.

The total cost of the improvements in each zone has been reduced by a contribution from the City, as shown on the individual budget pages. The contributions in Zones 1, 2 and 3 are roughly equal to the estimated costs to maintain streetlights in these zones (formerly maintained with Uniform Street Lighting District No. 1 funds). The contribution to Zone 5-A addresses the general benefit conferred to residential properties from landscaped median maintenance on Taylor Boulevard and Pleasant Hill Road.

The contribution made by the City to Zone 6 offsets the estimated general benefit received by properties not within the District and the share of the City Hall maintenance not considered to be of special benefit to Zone 6 properties.

These General Fund contributions also address any general benefits conferred to properties that may be outside the District boundaries.

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Additional Analysis regarding General versus Special Benefit in 2024 -25 Report Furthermore, the General versus Special Benefit analysis in the 2024-25 Engineer’s Report (in support of successful increases in Zones 4 and 5B) indicate:

Each of the improvements have been carefully reviewed and the corresponding assessments have been proportionately spread to each parcel based on the benefit received. The improvements and services provided within each Zone provide differing levels of benefit to those Zones, due to the nature and extent of the landscaping and lighting improvements provided.

General Benefit
Although the improvements may be visible to passersby or to the public at large, some of the improvements were installed as a requirement of the development of the tract and are for the sole benefit of properties within the District. The City contributions for each Zone are shown on the Cost Estimate pages of this Report.

Street Lighting General Benefit
The City recognizes that a portion of the maintenance, operation and servicing of those Street Lighting Improvements that are a part of the city's arterial lighting improvements provide a general benefit to the public at large [through] higher level of lighting required on arterial roads for through traffic.

The general-benefit portion of arterial lighting reflects the additional lighting capacity required to serve through traffic on those roadways. Local roadways are typically lit at approximately 9,500 lumens (40-watt LED), while arterial roadways are lit at approximately 20,000 lumens (100-watt LED). Street lighting on local roads is considered to provide 100% special benefit to adjacent properties. For arterial lighting, the general-benefit share is calculated as the difference between the arterial and local lumen requirements, divided by the arterial total: (20,000 − 9,500) ÷ 20,000 = 52.5%. Accordingly, 52.5% of arterial street-lighting cost is non-assessable. AD 20 street lighting totals $72,337; of that, $37,976.93 (52.50%) must be funded from a source outside the assessment district.

Street Trees and Landscaping General Benefit. There are no general benefits associated with local street trees because no local street trees exist within any of the Zones. Street trees along arterial roadways do, however, provide aesthetic benefits to pedestrians moving through the City. Per the 2005 Traveler Opinion and Perception Survey conducted by the Federal Highway Administration, approximately 10.90% of all trips are walking trips. Accordingly, 10.90% of arterial-roadway landscaping Improvements are treated as general benefit, and 89.10% is used to estimate special-benefit costs. AD 20 landscaping Improvements total $383,591; of that, $41,811 (10.90%) must be funded from a source outside the assessment district.

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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 Equivalent Dwelling Unit (EDU).

This EDU 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 an EDU 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 EDU.

Assessment Apportionment
The benefit formula used to determine the financial obligation for each parcel is based on the benefit received from improvements and services provided by each assessed parcel. One of the more common approaches to fairly distributing District costs to the benefitting parcels in maintenance districts such as this utilizes a methodology referred to as the Equivalent Dwelling Unit (“EDU”) method of apportionment. This method utilizes various property characteristics such as development status, type of development (land-use) and size (units or acreage) to compare the proportional benefit of each property compared to other properties benefitting from the improvements.

Each Zone in the District assesses developed property on the basis of acreage for the maintenance and operation of the District improvements. District costs include all incidentals and appurtenances related to the maintaining, operating or servicing the improvements described herein.

There are also certain parcels within Zone 2 that are assessed an additional amount based on linear foot (“LF”) of parcel frontage. The parcels affected in Zone 2 are assessed an additional $4.58/LF and are shown on the Assessment Roll. The additional assessment for frontage funds the Measure J improvements installed along Monument Boulevard and Buskirk Avenue.

In November 2004, Contra Costa County voters approved Measure J. The measure provided for the continuation of the County's half-cent transportation sales tax measure for 25 more years. As with Measure C (the original 1988 transportation sales tax measure); Measure J revenues are used to fund a voter-approved Expenditure Plan of transportation programs and projects.

The total estimated cost of the improvements has been divided among the several parcels of land within the District in proportion to the estimated special benefits received by the parcels benefiting from the improvements.

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Zones 1 – 5
The method used by the engineer to apportion the costs among the benefitting properties follows:

1. Separate zones of service have been identified on the assessment diagram.

2. The estimated fiscal year operating cost within each Zone has been calculated, with incidental expenses and contingencies added to the operating costs in each Zone on a pro-rata basis.

3. The benefits received from the landscaping and lighting improvements relate to land area and to land use in equal proportion. Assessed area units were therefore, assigned to each parcel within the District as follows:
a. Improved parcels were assigned an EDU based on the improved acreage as determined by the County Assessor.
b. Vacant (unimproved) lots were assigned an EDU based on one-half the parcel acreage, reflecting the reduced parcel benefit.

4. The basic assessment for each parcel (exclusive of Measures C and J improvements) is calculated by multiplying the assigned EDU of the parcel by the assessment rate for each zone.

5. At the time of formation (1998), the City Council modified the Engineer’s Report prior to finalizing the formation of the District. The modifications included the following:
a. In Zone 5, parcel numbers 152-240-021 (currently 152-240-027); 153-040-047 and 153-050-054 were to be excluded from the assessment. These parcels are churches or civic organizations and at the time, these property types were typically not assessed due to the services they provided to the community in general. Parcel numbers 153-050-057 and 153-050-058 were also excluded since they are also a church (with a parking lot).
b. In Zone 2, parcel number 148-042-005 (currently 148-042-009) had its assessment/EDU reduced by half to reflect the fact that it is and was a vacant parcel and serves as an open space area.

6. The Sun Valley Mall, in Zone 1, was assigned an EDU for a depth of 150 feet along its entire frontage for the special benefit received from the landscaping and lighting on Contra Costa Boulevard. This reduction reflects the fact that the Mall provides public landscaping and lighting on Willow Pass Road in Concord.

7. Parcels in Zone 1, APN’s 127-270-001 through 005, were assessed by the formation engineer according to the pro-rata share of the acreage of the parking area (parcel 005).

The engineer applied the assessment rate to the area of parcel 005 and then spread the assessment back to the other four parcels based on the acreage percentage of those remaining parcels.

8. Parcel No. 127-032-042, in Zone 1, is a corner lot and fronts on Willow Pass Road. This Item 10.3
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parcel was assigned an EDU based one-half the parcel acreage, reflecting corner relief.

9. The combined total EDU for parcels 153-300-001, 002, 003 and 004 (formerly K Mart/Safeway), in Zone 1, were reduced by 4.17 acres reflecting a credit for the flowage easement over the property. In FY 19/20, there was a parcel merger and reconfiguration resulting in new parcel numbers 153-300-005, 008, 009 and 010.

10. In FY 22/23, Zone 1 had additional parcel changes resulting in 1 more parcel and 2.48 in additional acreage. This increased the total Zone 1 EDU from 136.213 to 138.352. APN’s 153-300-004 and 153-300-010 became, 153-300-012; 153-300-013 and 153-300-014.

11. The total estimated costs in Zones 1 and 2 including incidental expense were reduced by a contribution from the General Fund. The amount of this contribution is based upon revenues collected pursuant to the former Pleasant Hill Unified Street Lighting District No. 1, respectively in each Zone.

12. Assessments in Zone 5 were calculated utilizing the amended methodology approved by the City Council on February 24, 1992, Resolution Number 12-92. Assessments in Zone 5 were reduced by a contribution from the City intended to offset the approximate cost to maintain the "pork chop" traffic islands at the intersection of Taylor Boulevard and Pleasant Hill Road. The rate of Zone 5 parcels on Taylor Boulevard, Civic Drive and Norse Drive was reduced by a factor of 0.63, reflecting the reduced maintenance costs for that area. The rate for APN’s 153-050-014, 153-050-052 (the Pleasant Hill Executive Park) and 153-050-059 (the former American States Insurance parcel) were not reduced, reflecting increased user benefit for these parcels due to additional floor space, as these parcels contain 2-story buildings. Beginning in FY 20/21, the budget for Zone 5 was split into two separate budgets (5A and 5B), to reflect the differing assessment rates described above.

The total expenditures for Zone 5 are divided between 5A and 5B on a pro-rata basis, by the total EDU in each area.

Parcel areas used in this report to determine relative benefit are based upon information available with the County Assessor. All assessments have been rounded to the nearest even cent.

The table below indicates the basic assessment per parcel or improved acre for each Zone.

Assessment Rates – Zones 1 through 5
Zone Location Proposed FY
2026-27 Rate
1 C.C. Blvd, Chilpancingo Pkwy, Golf Club Rd, Ellinwood Dr, Woodsworth Ln, Cleaveland Rd & Gregory Ln $1,155.60
2 Monument Blvd, Buskirk Ave & Lisa Ln $774.00
2 Measure J (Linear Foot) $4.58
3 Hookston Rd, Estland Way, Vincent Rd, Oak Park Blvd, Buskirk Ave, Coggins Dr & N. Main St $279.27
4 Pleasant Hill Rd & Gregory Ln $970.13
5A & 5B
Pleasant Hill Rd, Taylor Blvd, Morello Ave, Civic Dr, Norse Dr, Apollo Way & Devon Ave.
$821.76
$1,219.59
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Assessment Range Formula for Zones 1, 2, 3, and 5A
At the time of formation, the assessment levied per EDU for Zones 1 through 5 were established as shown above. There is no provision to increase the established assessment rate for these Zones. If the assessment rate in any year is proposed to exceed the established rate, the City must comply with Article XIII D, Section 4c of the California Constitution.

A review of the Formation Engineer’s Report for AD 20 confirms that the initial assessment rate for Zone 2 was set at $774.00 when the District was formed in FY 88/89. This rate was approved by the property owner(s) at that time and was authorized by the City Council. California Government Code Section 54954.6 (a)(1)(D) states that “a previously approved ..assessment …is not increased beyond the previously approved rate [or assessment formula], is not considered an “increased” assessment.” Because the City Council initially authorized an assessment rate for Zone 2 of $774.00, Zone 2 was assessed at that rate again beginning in FY 21/22. The additional assessment revenue resulting from assessing the authorized rate for Zone 2 was anticipated to eliminate the Zone deficit within a period of approximately four years; however, due to cost reductions in FY 21/22 in combination with the $774.00 assessment, the fund is currently balanced.

Zone 4
A new Maximum Allowable Assessment Rate was approved by voters in a Proposition 218 assessment ballot proceeding in 2024 and includes an allowable annual increase of up to 3.5% Assessable parcels are assessed based on EDU. The parcel acreage is converted to Equivalent Dwelling Units ("EDU") and the EDU for each parcel is multiplied by the proposed FY 2024-25 maximum assessment rate of $905.63. The FY 2023-24 applied assessment rate was $605.00. Due to the large increase, it is proposed that the increase be instituted over the course of three (3) years, with a 3.5% increase added to the proposed maximum assessment during that time.

Zone 5B
Description Current Year
Year 1
FY 2024-25
Year 2
FY2025-26
Year 3
FY2026-27
Existing Assessment Rate $605.00
Maximum Estimated Assessment Rate $875.00 $905.63 $937.32 $970.13 Proposed Applied Annual Assessment Rate $708.00 $828.25 $970.13 Annual Increase ($) $103.00 $120.25 $141.88
Annual Increase (%) 17.00% 17.00% 17.10%
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A new Maximum Allowable Assessment Rate was approved by voters in a Proposition 218 assessment ballot proceeding in 2024 and includes an allowable annual increase of up to 3.5% Assessable parcels are assessed based on EDU. The parcel acreage is converted to Equivalent Dwelling Units ("EDU") and the EDU for each parcel is multiplied by the proposed FY 2024-25 maximum assessment rate of $1,138.50. The FY 2023-24 applied assessment rate was $517.88.

Due to the large increase, it is proposed that the increase be instituted over the course of three (3) years, with a 3.5% increase added to the proposed maximum assessment during that time.

Zone 5-B also has 31 parcels listed on the Assessment Roll as "Zone 5B-2". These are residential parcels that were recently developed on a former church lot and will be assessed for lighting only.

Each of these residential lots is assigned an EDU of 0.0848. This represents the approximate acreage of each parcel multiplied by 0.706 which is the percentage of the Zone costs attributed to lighting. The landscaping immediately adjacent to the tract will be maintained by the homeowners association, as agreed to with the City.

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Zone 6
All of the improvements to be serviced and maintained within Zone 6 of the assessment district have been constructed for the benefit of the properties within the Zone and are of special benefit to those properties. The maintenance and servicing of the improvements enhances the quality of life on a daily basis by providing an attractive, clean, safe and secure environment in which to live and work.

1. Benefit Assumptions Certain parcels formerly within Zone 1, and not also within Subdivision 8240 “Downtown Pleasant Hill” (Tract 8240), are specially benefitted by the landscaping and lighting improvements on Contra Costa Boulevard, Monument Boulevard, Boyd Road, North Main Street and Cleveland Road. These parcels are identified as: 1) the Terraces; 2) the Courtyard Hotel and Courtyard Shopping Center; 3) the Cal Fed Bank Building (now Citi Bank); 4) the Wells Fargo Building; 5) the Hotel site south of Boyd Road at N. Main Street (Hyatt House). These properties primarily benefit from the former Zone 1 benefit derived by these properties, and continues to be proportionate to those improvements (i.e. with or without the Measure C supplement). As such, these properties are assessed at the Zone 1 rate, with applicable linear footage also assessed.

2. The benefit received by parcels assessed within Tract 8240 is proportionate to the area of the parcel as it relates to the total area within Tract 8240. These lots appear on the recorded final map of Tract 8240, lots A, B, C, D, E, H, I, J and K. Parcel area, as it relates to parcel use, is an effective measurement of the special benefit received by each parcel respectively from the improvements. Parcels F and G are residential properties not included in the District.

3. The City Hall property benefits from the maintenance of landscaping and lighting improvements, particularly the maintenance of the frontage improvements on Gregory Lane, Cleaveland Road and Trelany Road. These benefits constitute special benefit and are assessable.

The City however pays for the maintenance costs in lieu of paying the assessment.

4. Additionally, maintenance of the landscaping and lighting improvements at City Hall is of special benefit to the properties adjoining Tract 8240.

5. The following parcels receive no special benefit from the improvements:

Description Current Year
Year 1
FY 2024-25
Year 2
FY2025-26
Year 3
FY2026-27
Existing Assessment Rate $517.88
Maximum Estimated Assessment Rate 1,100.00 $1,138.50 $1,178.35 $1,219.59 Proposed Applied Annual Assessment Rate $688.88 $916.38 $1,219.59 Annual Increase ($) $171.00 $227.50 $303.21
Annual Increase (%) 33.00% 33.00% 33.10%
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a. 150-300-041 (Park at City Hall)
b. 149-110-056 (Soldiers Memorial Monument)
c. 148-020-012 (Contra Costa Boulevard)

6. General Benefits are those benefits derived by property or persons outside the District.

The properties on the west side of Cleaveland Road that are not in the District, benefit from the improvements on Cleaveland Road. These [general] benefits are not assessable to parcels in Zone 6.

General Benefit

1. The City Hall frontage benefit is estimated at Zone 1 rates as shown in the table below. As previously stated, the City performs the maintenance of these improvements and is therefore not assessed.

APN Zone 1 Rate Area Amount
150-181-050 $1,155.60 3.560 $4,113.94

2. General benefit for the parcels along the west side of Cleaveland Road are estimated based upon parcel area and Zone 1 rates to be:

APN(s) Zone 1 Rate Area Amount
150-170-073 $1,155.60 0.97 $1,120.93
Bk 150 Pg 23 (Tr. 5647) $1,155.60 1.40 $1,617.84
Bk 150 Pg 25 (Tr. 235771) $1,155.60 0.83 $959.15
$3,697.92

3. The City contribution for benefits received by Parcels F and G of Tract 8240 (residential parcels) and #70 Cleaveland Road is estimated as 50% of the Zone 6 assessment that would otherwise apply ($6,634.00 in FY 99/00 and $9,288.00 maximum).

4. The contribution from former Zone 1 General Fund is considered to offset any general benefit not linked to property on Contra Costa Boulevard and Monument Boulevard ($6,930.00).

5. The benefits received by properties in Zone 6, other than City Hall, from the maintenance of the grounds at City Hall was estimated in the initial report (August 1999) to be equal to $42,851 - $39,113 or $3,738.00. The general benefit contribution is reduced by this amount.

A summary of the Zone 6 general benefit contribution is shown on the table below:

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Summary of Zone 6 General Benefit Contribution
City Hall Frontage (Zone 1 Transfer) $4,113.94
West side of Cleaveland Road $3,697.92
Parcels F & G $6,634.00
Zone 1 General Fund $6,930.00
Less Zone 6 benefit from City Hall ($3,738.00)
Total Zone General Benefit $17,637.86
Calculation of Zone 6 Assessments:

The net cost of the improvements within Zone 6 has been divided among the several parcels of land within the Zone in proportion to the estimated special benefits to be received by the parcels benefiting from the improvements.

The method used to calculate the assessment for each parcel follows:

1. The assessment rates per acre for the following Assessor’s Parcel Numbers are assigned at the F Y 98/99 Zone 1 rates ($1,155.60). The assessment for these parcels also includes a rate of $4.57 per linear foot of street frontage. The assessment calculation for these parcels is shown on the Assessment Roll in Appendix A. See “Benefit Assumptions”, #1.

APN Description
148-020-010 Terraces
127-110-026 Courtyard Hotel
127-110-027 Courtyard Center
150-300-015
150-210-059
Citi Bank (formerly Wells Fargo)

2. Incidental expenses include the cost of the Engineer’s Report, legal costs, advertising costs and City staff time in coordinating the annual levy process for the District.

3. The net amount to be assessed is calculated as the total Zone 6 maintenance plus incidental expenses, less the City Contributions as shown.

The maximum assessment to the Tract 8240 lots in Zone 6 in any future year subject to adjustment by the CPI will be calculated according to the method described for the FY 99/00 fiscal year substituting the amounts indicated in Part 2C of the initial report under the column entitled “Maximum Zone 6”. The maximum assessments for the Terraces and other parcels not within Tract 8240 assume a 50% increase in the maintenance effort and cost on Contra Costa and Monument Boulevards within Zone 6.

Assessment Range Formula – Zone 6
Each year, the Maximum Assessment rate shall be increased for inflation by the annual change in the Consumer Price Index (CPI), during the preceding calendar year, for All Urban Consumers, for Item 10.3
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the San Francisco-Oakland-Hayward areas, published by the United States Department of Labor, Bureau of Labor Statistics. Should the stated index be discontinued, a reasonably equivalent index should be utilized annually. The actual annual assessment rate levied in any fiscal year for Zone 6 may not exceed the established maximum allowed (adjusted by CPI) annual assessment rate for that year without receiving property owner approval for the increase. The actual assessment rate shall be as approved by the City Council, not to exceed the maximum allowed annual assessment rate for such fiscal year.

For FY 2026-27, the Maximum Assessment Rate for Tract 8240 is proposed to be increased by the annual CPI of 3.04%. This results in an assessment rate per acre of $8,282.13. The following tables track the Maximum Assessment (adjusted annually) as well as the Actual Assessment applied during that fiscal year.

Figure 8 - Tract 8240 CPI History
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Figure 9 - Other Zone 6 Parcels CPI History (Acreage)
Figure 10 – Other Zone 6 Parcels CPI History (Linear Foot) The proposed CPI increase for Tract 8240 this year, as well as the increases up to the maximum amounts for acreage and linear foot for the other Zone 6 parcels, is necessary because expenses are exceeding revenues for the Zone. If this trend continues, a Proposition 218 property owner ballot measure will be required in order to increase assessments beyond the current maximums Operating Reserve
The 1972 Act requires that a special fund be set-up for the revenues and expenditures of the District. Funds raised by collection of assessments shall be used only for the purpose as 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 26/27 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 Item 10.3
City Council Meeting Agenda - Page 280 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report

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year, or whenever the city expects to receive its apportionment of special assessments and tax collections from the county, whichever is later.”
Capital Reserve
In addition to the Operating Reserve as detailed above, an agency may create a capital reserve to fund items that will require replacement at some point, due to limited useful life. These items may include but are not limited to the asphalt path in each subdivision, sidewalks, street trees, streetlights, etc. The estimated beginning and ending Capital Reserve fund balances for FY 26/27 are shown in the Cost Estimate table.

Item 10.3
City Council Meeting Agenda - Page 281 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report

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Annual Inflation Adjustment
Annual Inflation Adjustments for Zones 4 and 5B Only
Annual Inflation Adjustment
It is generally recognized that most budgetary items will be impacted by inflation in future years.

In accordance with the California Constitution and Government Code Section 53739(b)(l), assessments "may be adjusted for inflation pursuant to a clearly defined formula ... " A formula for an inflationary adjustment will be included as part of the maximum assessment for this District and for approval by the property owner(s). The formula, as described below, allows for annual adjustments to the budget and the assessments.

Annual Adjustment to Maximum Assessment
To minimize the long-term impact of inflation on the District, the maximum-assessment framework approved by the 2024 Proposition 218 proceeding for Zones 4 and 5B includes an inflationary-adjustment formula in addition to the three-year stepped increases shown in the budget tables above. This adjustment allows the Maximum Assessments to scale annually so that assessment revenues continue to fund the rising cost of maintenance and services.

For Fiscal Years 2024/25, 2025/26, and 2026/27, the Maximum Assessments adopted for Zones 4 and 5B shall be adjusted annually by 3.5%.

Beginning in Fiscal Year 2027/28, the Maximum Assessments for Zones 4 and 5B are to be adjusted annually based on the annual change in the Consumer Price Index for All Urban Consumers (CPIU) for the San Francisco-Oakland-Hayward Area, from December to December. Adjustments are based on the change in CPI for the prior year as compared to the year for which assessments are being determined.

The actual annual assessment rate and actual assessments levied in any fiscal year shall be as approved by the City Council and may not exceed the Maximum Assessment rate for that fiscal year without a further Proposition 218 proceeding. The Maximum Assessment rate adopted in the 2024 reassessment of the District will be adjusted by the following formula:
• For Fiscal Years 2024/25, 2025/26, and 2026/27, the Maximum Assessments adopted for Zones 4 and 5B shall be adjusted annually by 3.5%.
• Beginning in Fiscal Year 2027/28, after the three-year stepped increases shown in the tables above, the CPI adjustment shall be applied to the Maximum Assessment rate adopted for the previous fiscal year to calculate the Adjusted Maximum Assessment rate for the then-current fiscal year.

The Adjusted Maximum Assessment rate will be calculated independent of the annual budget and proposed assessment rate for the given fiscal year.

Item 10.3
City Council Meeting Agenda - Page 282 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report

Page 34 ends

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 20;
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 20 Zones and an assessment of the estimated costs of the improvements upon all assessable parcels within the AD 20 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 AD 20.

The amount to be paid for said improvements and the expense incidental thereto, to be paid by the City of Pleasant Hill Assessment District 20 for the Fiscal Year 2026-27 is $477,127.

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 20. The distinctive number of each parcel or lot of land in the said City of Pleasant Hill Assessment District 20 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 20, 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 20 in proportion to the special benefits to be received by the parcels or lots of land, from said improvements.

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 2026-27. 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.

Item 10.3
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Assessment District 20
Engineer’s Report

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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 2026-27 for each parcel or lot of land within the said City of Pleasant Hill Assessment District 20.

Dated:

Engineer of Work
By
John Bliss, License No. C52091
Item 10.3
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Assessment District 20
Engineer’s Report

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Assessment Diagram
The boundaries of the AD 20 are displayed on the Assessment Diagram on the following page.

The specific lines and dimensions of each lot or parcel are on file at the City.

Item 10.3
City Council Meeting Agenda - Page 285 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report

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City Council Meeting Agenda - Page 286 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report

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Assessment Roll
An Assessment Roll (a listing of all parcels assessed within AD 20 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 10.3
City Council Meeting Agenda - Page 287 of 331 - Monday, June 01, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: June 1, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT RESOLUTION NO. -26 APPROVING INTENTION TO LEVY

AND COLLECT ASSESSMENTS AND TO PROVIDE FOR PUBLIC
HEARING AND NOTICE IN ASSESSMENT DISTRICT NO. 22 FOR
FISCAL YEAR 2026/2027

SYNOPSIS
An assessment district is a financial mechanism that allows for the levy of an assessment on a specific geographic area or parcels of real estate, which have been identified as receiving a direct and special "benefit" from a public improvement or service. Assessment District No. 22 (“AD 22”) enables the City to provide landscape maintenance and street lighting at an enhanced level within the scenic easements in the Grayson Woods and Gallery Walk Subdivisions. These landscape and lighting improvements are considered to be of direct benefit to the properties within AD 22’s boundaries. The funding for the maintenance and services is provided through annual assessments paid by the benefiting property owners of parcels within AD 22.

In order for the City to continue to levy and collect assessments within the Assessment District for the 2026/2027 fiscal year (FY 26/27), an Annual Report must be prepared and the City must hold a public hearing. Staff requests that the City Council adopt a Resolution of Intention to Levy and Collect Assessments within AD 22 for FY 26/27 and give notice of the time and place for a public hearing on the levy of the assessments.

DISCUSSION
Background
AD 22 (Grayson Woods) was formed in 1997 pursuant to the provisions of the Landscaping and Lighting Act of 1972 of the California Streets and Highways Code. AD 22 was amended in 2002 to include Subdivision 8304, Gallery Walk.

In order for the City to continue to levy and collect assessments within the Assessment District for FY 26/27, the City Council adopted a resolution directing the Engineer of Work to prepare an annual report at its February 2, 2026 meeting. The Engineer of Work, SCI Consulting Group, has completed and filed the annual report (attached) for FY 26/27 with the City Clerk. The Annual Item 10.4
City Council Meeting Agenda - Page 288 of 331 - Monday, June 01, 2026 Report includes descriptions of the improvements proposed during the fiscal year, an estimate of costs, and the levy of assessments upon the benefiting properties.

There are no new services or substantial changes in existing services proposed for FY 26/27 in the Gallery Walk subdivision. The Gallery Walk subdivision has sufficient capital set-aside funds for a future capital project; therefore, staff is recommending that the assessment rate remain at $187.50 for FY26/27, a rate that ensures the capital set-aside fund remains healthy.

There are no new services or substantial changes in existing services proposed for FY26/27 in the Grayson Woods subdivision. The assessment rate is at the maximum authorized amount of $359.00 and is recommended to remain at that rate for FY26/27. This rate is necessary to ensure adequate funding for the ongoing maintenance and operations of the AD.

A resolution of intention to collect assessments for FY 26/27 and call for a public hearing on July 13, 2026, is attached.

Analysis
The collecting of assessments from properties within the boundaries of AD 22, together with the funds provided by the City, will ensure continued maintenance of lighting and landscape improvements within the boundaries of the District. City Maintenance staff provides for the maintenance of the improvements. The maintenance activities include weekly mowing and edging of turf; maintenance and repair of irrigation systems; pruning; debris removal; graffiti removal; streetlight repair; maintenance; and weeding, as well as paying for utility charges for water and electricity.

If AD 22 assessments are confirmed for FY 26/27, staff will continue to provide maintenance services for Grayson Woods and Gallery Walk. The assessment revenues total $63,890 for this year, which includes the assessment adjustments mentioned above. Staff and the Engineer of Work are making every effort to control expenditures related to managing, maintaining, and servicing AD 22 landscape and lighting improvements.

The estimated cost for the preparation and filing of the annual report is not to exceed $9,200, a cost borne by the District and divided proportionately between Grayson Woods and Gallery Walk.

FISCAL IMPACT
The City of Pleasant Hill contributes a percentage of funding each year from the General Fund toward landscape and lighting costs for both development areas. This contribution is intended to offset the portion of the landscape and lighting improvements that provide benefit to the general public in areas located adjacent to public roadways within the City’s right of way. The proposed Item 10.4
City Council Meeting Agenda - Page 289 of 331 - Monday, June 01, 2026 General Fund contribution for FY 26/27 is $14,676 ($3,749 for Grayson Woods and $10,927 for Gallery Walk).

RECOMMENDED CITY COUNCIL ACTION
Move to adopt the Resolution of Intention and provide notice of a public hearing on July 13, 2026, on the levy of assessments in Assessment District No. 22 for Fiscal Year 2026/2027

ALTERNATIVES TO RECOMMENDED ACTION
Should AD 22 not be confirmed for FY 26/27, there would be a loss of $63,890 in assessment revenues to fund maintenance activities within AD 22. The City would need to fund these maintenance activities or services would need to be suspended or substantially reduced.

ATTACHMENT(S)
Proposed Resolution
AD 22 Engineer’s Report

Prepared by: Ann James, Public Works Director
Reviewed by: Erick Cheung, Chief Financial Officer
Approved by: Ethan Bindernagel, City Manager
Item 10.4
City Council Meeting Agenda - Page 290 of 331 - Monday, June 01, 2026 RESOLUTION NO. __-26

A RESOLUTION OF INTENTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT

HILL TO ORDER IMPROVEMENTS, LEVY ASSESSMENTS, AND PROVIDE FOR PUBLIC HEARING AND NOTICE IN ASSESSMENT DISTRICT NO. 22 FOR THE 2026/2027 FISCAL YEAR
WHEREAS, on February 2, 2026, the City Council adopted Resolution No. 9-26, a Resolution directing preparation and filing of the Fiscal Year 2026/2027 (“FY26/27”) Annual Report for maintenance of Assessment District No. 22 (“AD 22”); and WHEREAS, pursuant to this Resolution, the City directed SCI Consulting Group, as Engineer of Work for AD 22, to prepare a report in accordance with Sections 22565 et seq., of the California Streets and Highways Code (the "Report"); and WHEREAS, the Report has been prepared and filed with the City Clerk and duly considered by the City Council; and
WHEREAS, it is the intention of the City Council to levy and collect assessments within the District for FY 26/27 in order to accomplish the installation, service, and maintenance of public landscape and street lighting as described in Exhibit A, which is incorporated by this reference and made a part of this Resolution; and
WHEREAS, the individual assessments for FY 26/27 are not proposed to exceed the maximum assessment rate for AD 22;
WHEREAS, the proposed assessments will be imposed exclusively to finance the operation and maintenance costs of lighting and landscape improvements within and immediately adjacent to AD 22; and
WHEREAS, the district consists of the lots and parcels shown on the assessment diagram of AD 22 on file with the City Clerk of the City, and reference is hereby made to such diagram for further particulars; and
WHEREAS, reference is hereby made to the Report for a full and detailed description of the improvements, the boundaries of AD 22 and the Grayson Woods and Gallery Walk Zones within, and the proposed assessments upon assessable lots and parcels of land within AD 22.

NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Pleasant Hill that:

1. The recitals above are incorporated herein by this reference.

2. The Report is hereby deemed sufficient and preliminarily approved and the Report shall stand as the Engineer's Report for all subsequent proceedings under and pursuant to this resolution.

Item 10.4
City Council Meeting Agenda - Page 291 of 331 - Monday, June 01, 2026

3. It is the intent of the City Council to levy and collect assessments within AD 22 to accomplish the installation, service, and maintenance of public landscape and street lighting as described in Exhibit A.

4. Notice is hereby given that on July 13, 2026, at 7:00 p.m., the City Council will hold a public hearing during its regular meeting on the question of the ordering of the proposed improvements and the levying of the proposed assessments for the 2026/2027 fiscal year. The public hearing will be held in person at City Hall at 100 Gregory Lane, Pleasant Hill, California. Prior to the conclusion of the hearing, any interested person may be afforded the opportunity to “hear and be heard” or may file a written protest with the City Clerk, or having previously filed a protest, may file a written withdrawal of that protest. A written protest shall state all grounds of objection. A protest by a property owner shall contain a description sufficient to identify the property owned by such owner.

5. The City Clerk is directed to give notice of the public hearing by publishing in accordance with Section 6061 of the Government Code.

ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 1st day of June 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
ZAC SHESS, Mayor
ATTEST:
_________________________
LYONE CONNER, City Clerk
Item 10.4
City Council Meeting Agenda - Page 292 of 331 - Monday, June 01, 2026

EXHIBIT A
TO

A RESOLUTION OF INTENTION OF THE CITY COUNCIL OF THE CITY OF

PLEASANT HILL TO ORDER IMPROVEMENTS, LEVY ASSESSMENTS

AND PROVIDE FOR HEARING AND NOTICE

CITY OF PLEASANT HILL

COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA
ASSESSMENT DISTRICT NO. 22
FISCAL YEAR 2026/2027

DESCRIPTION OF IMPROVEMENTS
The installation, service and maintenance of public landscaping and street lighting improvements within the boundaries of Assessment District No. 22.

No additional improvements are planned.

Item 10.4
City Council Meeting Agenda - Page 293 of 331 - Monday, June 01, 2026 ENGINEER’S REPORT
City of Pleasant Hill
Assessment District 22
Landscaping and Lighting Assessment District
May 2026
Preliminary Report
Item 10.4
City Council Meeting Agenda - Page 294 of 331 - Monday, June 01, 2026 (This Page Intentionally Left Blank)
Item 10.4
City Council Meeting Agenda - Page 295 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27
Page i
City Council
Zac Shess, Mayor
Andrei Obolenskiy, Vice Mayor
Belle La, Member
Sue Noack, Member
Amanda Szakats, Member
City Manager
Ethan Bindernagel, City Manager
City Attorney
Janet Coleson, City Attorney
Public Works Director
Ann James
Engineer of Work
SCI Consulting Group
Item 10.4
City Council Meeting Agenda - Page 296 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27
Page ii
Introduction............................................................................................................... 1 Overview....................................................................................................................................1 Legal Analysis.............................................................................................................................2 Plans & Specification .................................................................................................. 6 Description of Improvements ...................................................................................................7 Estimate of Costs........................................................................................................ 9 Method of Apportionment ....................................................................................... 12 Discussion of Benefit...............................................................................................................12 General versus Special Benefit................................................................................................13 Method of Assessment............................................................................................................15 Assessment Apportionment....................................................................................................15 Assessment.............................................................................................................. 20 Assessment Diagram ................................................................................................ 22 Assessment Roll ....................................................................................................... 25 Item 10.4
City Council Meeting Agenda - Page 297 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

Page 1 ends

Introduction
Overview
The City of Pleasant Hill Assessment District 22 (the “District” or “AD 22”) provides funding for the installation, maintenance and servicing of landscaping, street lighting, and other public improvements in the two Zones of Grayson Woods and Gallery Walk. Grayson Woods was formed in 1997 with Gallery Walk following in 2002.

This Engineer’s Report ("Report") was prepared pursuant to the direction of the Council.

This Report was prepared to establish the budget for the improvements that would be funded by the proposed 2026-27 assessments and to define the benefits received from the improvements by property within the AD 22 Zones and the method of assessment apportionment to lots and parcels. This Report and the proposed assessments have been made pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (the "Act") and Article XIII D of the California Constitution (the “Article”).

Item 10.4
City Council Meeting Agenda - Page 298 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

Page 2 ends

Following the minimum 10-day time period after publishing the notice, a public hearing is held for the purpose of allowing public testimony about the proposed continuation of the assessments.

Legal Analysis
Silicon Valley Taxpayers Association, Inc. v Santa Clara County Open Space Authority
In July of 2008, the California Supreme Court issued its ruling on the Silicon Valley Taxpayers Association, Inc. v. Santa Clara County Open Space Authority (“SVTA vs. SCCOSA”). This ruling is the most significant court case in further legally clarifying the substantive assessment requirements of Proposition 218 which was approved by California voters in 1996. Several of the most important takeaways of the ruling included further emphasis that:
▪ Benefit assessments are for special, not general, benefits ▪ The services and/or improvements funded by assessments must be clearly defined ▪ “The special benefit must affect the assessed property in a way that is particular and distinct from its effect on other parcels and that real property in general and the public at large do not share.”
▪ Special benefits are directly received by and provide a direct advantage to property in each Zone and costs are proportionate to the benefit received.

This Engineer’s Report is consistent with the SVTA vs. SCCOSA decision and with the requirements of Article XIII C and XIII D of the California Constitution based on the following factors:

1. The Zones were formed after the passage of Proposition 218.

2. The AD 22 Zones are narrowly drawn to only include the specially benefiting parcels, and the assessment revenue derived from real property in each AD 22 Zone is expended only on specifically identified improvements and/or maintenance and servicing of those improvements in that Zone that confer special benefits to properties in that Zone.

3. The use of unique and narrowly drawn AD 22 Zones ensures that the improvements constructed and maintained with assessment proceeds are located in close proximity to the real property subject to the assessment, and that such improvements provide direct and special benefit to the properties in the AD 22 Zones.

Item 10.4
City Council Meeting Agenda - Page 299 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

Page 3 ends

4. Due to their proximity to the assessed parcels, the improvements and maintenance thereof financed with assessment revenues in the AD 22 Zones provide a direct advantage to properties in that AD 22 Zone, and the benefits conferred on such property in each AD 22 Zone are more extensive and direct than a general increase in property values.

5. The assessments paid in each AD 22 Zone are proportional to the special benefit that each parcel within that AD 22 Zone receives from such improvements and the maintenance thereof because:
a. The specific improvements and maintenance and utility costs thereof in each AD 22 Zone and their respective costs are specified in this Engineer’s Report; and b. Such improvement and maintenance costs in each AD 22 Zone are allocated among different types of property located within each AD 22 Zone, and equally among those properties which have similar characteristics and receive similar special benefits.

Dahms v. Downtown Pomona Property & Business Improvement District In 2009, the Court of Appeal upheld a benefit assessment for property in the downtown area of the City of Pomona. In Dahms the court that the assessment adequately separated general benefits from special benefits. The Court also held that “subdivision (f) of section 4 of article XIII D does not prohibit discounted assessments (as long as the discounts do not cause other assessments to violate article XIII D).” .

Beutz v. County of Riverside
On May 26, 2010 the Fourth District Court of Appeal issued a decision in Beutz v. County of Riverside (“Beutz”). This decision overturned an assessment for park maintenance in Wildomar, California, primarily because the general benefit associated with improvements and services were not explicitly calculated and quantified and separated from the special benefits.

Item 10.4
City Council Meeting Agenda - Page 300 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

Page 4 ends

Golden Hill Neighborhood Association v. City of San Diego On September 22, 2011, the Court of Appeal issued a decision in Golden Hill Neighborhood Association v. City of San Diego. This decision invalidated an assessment for street and landscaping maintenance in the Greater Golden Hill neighborhood of San Diego, California. The court found the city had “not met its burden of showing that the assessment amounts charged against its park and open space parcels were proportional to the special benefits conferred on those parcels.” ,. In addition, the court found that the City had failed to separate and quantify general and special benefits.

Compliance with Current Law
This Engineer’s Report is consistent with the requirements of Article XIII C and XIII D of the California Constitution because the Improvements to be funded are clearly defined; the Improvements are directly available to and will directly benefit properties in the AD 22 Zones; and the Improvements provide a direct benefit to property in each of the AD 22 Zones .

Impact of Recent Proposition 218 Decisions
This Engineer’s Report is based on the following factors:

1. The assessment revenue derived from real property in AD 22 is extended only on specific landscaping and other improvements and/or maintenance and servicing of those improvements in that Zone.

3. The assessments paid in each AD 22 Zone are proportional to the special benefit that each parcel within that AD 22 Zone receives from such improvements and the maintenance thereof because:
a. The specific landscaping and other improvements and maintenance and utility costs thereof in each AD 22 Zone and the costs thereof are specified in this Engineer’s Report; and
b. Such improvement and maintenance costs in each AD 22 Zone is allocated among different types of property located within each AD 22 Zone, and equally among those properties which have similar characteristics and receive similar special benefits.

Item 10.4
City Council Meeting Agenda - Page 301 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

Page 5 ends

There have been a number of clarifications made to the analysis, findings and supporting text in this Report to ensure that this consistency is well communicated.

Item 10.4
City Council Meeting Agenda - Page 302 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

Page 6 ends

Plans & Specification
The work and improvements proposed to be undertaken by the City of Pleasant Hill Assessment District 22 and the cost thereof paid from the continuation of the annual assessment provide special benefit to parcels within the AD 22 Zones defined in the Method of Assessment herein.

Consistent with the Landscaping and Lighting Act of 1972, (the “Act”) the work and improvements (the “Improvements”) are generally described as follows:

Within these Zones, the existing and proposed improvements are generally described as the installation, maintenance and servicing of landscaping and street lighting and all necessary appurtenances, and labor, materials, supplies, utilities and equipment, as applicable, for property owned or maintained by the City of Pleasant Hill. Any plans and specifications for these improvements have been filed with the City of Pleasant Hill and are incorporated herein by reference.
“Improvement” means one or any combination of the following:
(a) The installation or planting of landscaping.
(b) The installation or construction of statuary, fountains, and other ornamental structures and facilities.
(c) The installation or construction of public lighting facilities, including, but not limited to, traffic signals.
(d) The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
(e) The installation of park or recreational improvements, including, but not limited to, all of the following:
(1) Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage.
(2) Lights, playground equipment, play courts, and public restrooms. (f) The maintenance or servicing, or both, of any of the foregoing, and of any improvement authorized by subdivision (i).
(g) The acquisition of land for park, recreational, or open-space purposes. (h) The acquisition of any existing improvement otherwise authorized pursuant to this section.
(i) The acquisition or construction of any community center, municipal auditorium or hall, or similar public facility for the indoor presentation of performances, shows, stage productions, fairs, conventions, exhibitions, pageants, meetings, parties, or other group events, activities, or functions, whether those events, activities, or functions are public or private.

Item 10.4
City Council Meeting Agenda - Page 303 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

Page 7 ends

The assessment proceeds from each AD 22 Zone will be exclusively used for Improvements within that Zone plus Incidental expenses. Reference is made to the Estimate of Cost and Budget, Appendix A and to the additional plans and specifications, including specific expenditure and improvement plans by Zone, which are on file with the City.

Description of Improvements
The Assessment District consists of two subdivisions containing 237 assessable single-family residential lots and an assessable golf course and clubhouse parcel. There are also several nonassessable parcels including open space, scenic easements, public streets and rights of ways. In total there are 248 assessor’s parcels within the District Boundaries.

Grayson Woods
Grayson Woods consists of 104 residential lots and a golf course with a clubhouse. Improvements maintained by the District include landscaping and street lighting within the public streets, easements, and rights-of-way adjacent to and within the Grayson Woods subdivision.

Maintenance activities cover public street lighting systems and public landscaping, which includes trees, shrubs, vines, ground cover, turf, and asphalt pathways. Services provided include litter and debris removal, irrigation system maintenance and repairs, pruning, staking, fertilization, plant replacement, weed and rodent control, erosion control, vegetation trimming, and debris removal from creek areas.

The landscaped area within Grayson Woods totals approximately 69,000 square feet, including about 1,000 square feet of turf and several hundred square feet of raised annual color beds, which are refreshed two to three times annually.

Item 10.4
City Council Meeting Agenda - Page 304 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

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A small creek along the west side of Reliez Valley Road drains into a 48-inch pipe equipped with a trash rack on the east side. Regular clearing of landscaping debris is necessary to ensure proper drainage. Vegetation within the creek easement requires periodic pruning and cleaning, with slope stabilization provided as needed.

Street lighting services include the maintenance of 30 streetlights located throughout the subdivision: six on Reliez Valley Road, five on Grayson Road, eight on Iron Hill Street, and eleven on Golf Links Street and adjacent cul-de-sacs. Note that the County maintains the streetlights on Reliez Valley Road, and these costs are excluded from the District’s budget.

The District is also responsible for the repair and resurfacing of the asphalt path along Reliez Valley Road. Maintenance of public open space within the development is funded on an as-needed basis.

There are no substantial changes or additions to the improvements or services proposed for Fiscal Year 2026-27.

Gallery Walk
The Gallery Walk subdivision contains 133 residential lots, annexed into the District in 2002 as reflected in the Assessment Diagram. A separate budget supports the maintenance and servicing of improvements within this development.

Maintenance areas are located within the public right-of-way, primarily along West Hookston Road, Cleaveland Road, Astrid Drive, and within the East Bay Municipal Utility District (EBMUD) right-of-way. Improvements include landscaping (trees, shrubs, vines, ground cover, turf, concrete sidewalks, and asphalt pathways) and street lighting along public streets, easements, and rights-of-way adjacent to the subdivision.

Services provided include litter and debris removal, irrigation system maintenance and repairs, pruning, staking, fertilization, plant replacement and restoration, weed control, erosion control, and vegetation trimming.

It should be noted that along West Hookston Road, Cleaveland Road, and Astrid Drive, the District is only responsible for street lighting. Maintenance of ground cover, turf, irrigation systems, and debris removal in these areas remains the responsibility of individual property owners or the Homeowner’s Association.

Occasional repairs or replacements of concrete sidewalks along the exterior of the tract will be funded through reserve accounts. Reserve funds may also be used for future resurfacing of the asphalt path along the EBMUD trail or for other repairs as necessary.

There are substantial asphalt repairs along the pathway proposed for Fiscal Year 2026-27.

Item 10.4
City Council Meeting Agenda - Page 305 of 331 - Monday, June 01, 2026 City of Pleasant Hill
Assessment District 22
Preliminary Engineer’s Report 2026-27

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Estimate of Costs
The estimated budget for the annual maintenance and servicing of the improvements and the proportionate share of the administration costs for the District has been prepared based on the estimated and historical costs to provide said maintenance and services. Individual budgets for Grayson Woods and Gallery Walk are shown on the following pages. The proposed costs represent the estimated costs required to maintain the improvements at the level expected by property owners and the City, and include contributions from the City to account for the general benefit conferred to parcels outside the District.

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Figure 1 – Grayson Woods Proposed Budget
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Figure 2 – Gallery Walk Proposed Budget
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Method of Apportionment
This section of the Engineer's Report includes an explanation of the benefits to be derived from the installation, maintenance and servicing of the Improvements throughout AD 22, and the methodology used to apportion the total assessment to properties within the District.

AD 22 consist of all Assessor Parcels within the boundaries of each Zone as defined by Assessment Diagram included within this report and the Assessor Parcel Numbers listed within the included Levy roll. The parcels include all privately or publicly owned parcels within said boundaries. The method used for apportioning the assessment is based upon the proportional special benefits to be derived by the properties in AD 22 over and above general benefits conferred on real property or to the public at large.

Discussion of Benefit
In summary, the assessments can only be levied based on the special benefit to property. This benefit is received by property over and above any general benefits. With reference to the requirements for assessments, Section 22573 of the Landscaping and Lighting Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements."
Proposition 218, as codified in Article XIII D of the California Constitution, has confirmed that assessments must be based on the special benefit to property and the assessment must not exceed the reasonable cost of the proportional benefit upon the assessed parcel:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel." The following benefit categories summarize the types of special benefit to residential, commercial, industrial and other lots and parcels resulting from the Improvements to be provided with the assessment proceeds. These categories of special benefit are supported by various California legislation and supporting studies which describe the types of special benefit received by property from Improvements such as those proposed by the City of Pleasant Hill Assessment District 22. These categories are drawn from the prior Fiscal Year 2024-25 Engineer’s Report and are summarized as follows:

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▪ Enhanced desirability of properties due to proximity and accessibility of the improvements.
▪ 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.

In fact, the City does contribute to each AD 22 Zone in a way which offsets any general benefits, as described below.

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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 othersources more than compensates for general benefits, if any, received by the properties within the District.

The following discussion of the City’s general-benefit contribution methodology, including the persquare-foot calculations and resulting contribution percentages for each Zone, is drawn from the prior Fiscal Year 2024-25 Engineer’s Report. The same methodology is retained here.

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.

The general-benefit contribution percentage for Grayson Woods is calculated by comparing the per-square-foot landscape maintenance cost in the District with the City’s baseline per-squarefoot cost for areas without landscaping improvements (limited weed control and debris removal as needed). Using FY 2020-21 figures, the annual labor cost (Salaries & Benefits) of $10,543 divided by the approximately 69,000 SF of landscaping maintained yields $0.153/SF ($10,543 / 69,000 = $0.153/SF). The City’s baseline cost for non-landscaped areas is approximately $0.025/SF. The percentage difference between $0.153 and $0.025 is 16.34%. The City accordingly contributes 16.34% of the annual Grayson Woods Salaries & Benefits 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 per-square-foot maintenance cost in Gallery Walk is also $0.153/SF, calculated using FY 2020- 21 labor costs of $7,406 divided by 48,500 SF maintained ($7,406 / 48,500 = $0.153/SF).

Approximately 40% of the maintained area lies within the EBMUD easement, which is readily accessible to the general public; 80% of the landscaping within the EBMUD easement is therefore considered general benefit, and the remaining 20% (the landscaping along the west side of the development and the asphalt pathway providing direct access to the easement) provides direct and special benefit to Gallery Walk parcels. Allocating costs proportionally between general and special benefit, the City contributes 41.89% of the annual Gallery Walk labor costs to offset any general benefit.

EBMUD Easement:

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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 $3,724.80 is assessable to the District properties as special benefit.

Total to General Benefit: $3,102.06
Total Salaries & Benefits: $7,406.00 (FY 20/21 dollars) $3,102.06/$7,406.00 = 41.89%, which will be applied to the annual Salaries & Benefits as a general benefit contribution.

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
The special benefit apportionment methodology for each Zone, summarized in the subsections that follow, is drawn from the prior Fiscal Year 2024-25 Engineer’s Report and is restated here for continuity.

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Grayson Woods
Residential parcels:

The maintenance of landscaping along Reliez Valley Road and Grayson Road provides special benefit to all residential properties in Grayson Woods by enhancing the development’s appearance and improving daily quality of life. Routine clearing of debris from drainage ditches keeps drainage from upstream properties flowing freely through the development. Because all parcels access the development via Reliez Valley Road or Grayson Road, each single-family residential parcel is presumed to receive the same special benefit and is assigned an SFE of 1.00, regardless of its location within the development.

Golf Course Clubhouse/Restaurant and Parking:

The benefit received by the golf course clubhouse/restaurant and parking area from street lighting can be evaluated relative to that received by a single-family residence: the clubhouse derives the same benefits from vehicle and pedestrian safety, enhanced property appearance, and security.

Because the clubhouse parking lot frontage is roughly equivalent to that of four average residential lots, the clubhouse parcel is assigned 4.00 SFE for street-lighting benefit.

Remainder of Golf Course:

The remainder of the golf course parcel receives limited special benefit from street lighting, with only the fairway frontage along a lighted street benefiting from improved safety and security for pedestrians and motorists. Using a typical residential lot frontage of 50 feet, the equivalent streetlighting benefit for that fairway frontage works out to an additional 0.50 SFE for the golf course parcel.

Open Space and Scenic Easements:

These parcels have no lighted frontage, do not benefit from street lighting, and are therefore 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:

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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 2026-27 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.

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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 2025 (January 2026), was 2.18%. The assessments for FY 2026-27 are not proposed to increase from the previous year.

The Operating Reserve and Capital Reserve provisions described below are drawn from the prior Fiscal Year 2024-25 Engineer’s Report and are restated here for continuity.

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 2026-27 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
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In addition to the 50% Operating Reserve described above, the District may establish an additional reserve (a “Capital” or “Replacement” Reserve) to fund the replacement of improvement items with a useful life exceeding five years. Such items include, but are not limited to, the asphalt path in each subdivision, sidewalks, streetlights, and irrigation systems. The estimated beginning and ending Capital Reserve fund balances for FY 2026-27 are shown in the Cost Estimate table.

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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 2026-27 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.

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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
FY2026-27
Proposed Rate
FY2026-27
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 2026-27. 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.

Dated:

Engineer of Work
By
John Bliss, License No. C52091
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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.

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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.

Non-assessable lots or parcels include government owned land and public utility owned property.

Item 10.4
City Council Meeting Agenda - Page 322 of 331 - Monday, June 01, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: June 1, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT RESOLUTION NO.__-26 CALLING FOR A GENERAL
MUNICIPAL ELECTION TO BE HELD ON NOVEMBER 3, 2026, FOR

THE ELECTION OF CERTAIN OFFICERS, REQUESTING THE

CONTRA COSTA COUNTY BOARD OF SUPERVISORS TO

CONSOLIDATE THE GENERAL MUNICIPAL ELECTION WITH THE

STATEWIDE GENERAL ELECTION TO BE CONDUCTED ON THAT

SAME DATE, AND SETTING RULES AND DEADLINES FOR
CANDIDATE’S STATEMENTS

SYNOPSIS
The California Government Code and Elections Code authorize a regularly scheduled municipal election to be conducted on November 3, 2026 and for the City Council to request the Contra Costa Board of Supervisors to consolidate this General Municipal Election with the Statewide General Election being held on that same date, which permits the County Elections Official to conduct the General Municipal Election for the City of Pleasant Hill on a reimbursable basis.

The California Elections Code also permits the City Council to set forth requirements for candidate’s statements to be filed with the City Clerk. The attached Resolution provides for the above listed actions.

DISCUSSION
Background
The Pleasant Hill Municipal Code Sections 2.55.010 and 2.55.160 and the California Elections Code 1000(e) and Government Code, Section 36503 authorize a General Municipal Election to be conducted in the City of Pleasant Hill on Tuesday, November 3, 2026, for the election of two (2) members of the City Council to represent Electoral Districts 3 and 4 for the full term of four (4) years.

Sections 10403 and 10418 of the California Elections Code authorize the City Council to request the Contra Costa County Board of Supervisors to consolidate the General Municipal Election with the Statewide General Election being held on the same date, thereby permitting the County Item 10.5
City Council Meeting Agenda - Page 323 of 331 - Monday, June 01, 2026 Elections Official to conduct the General Municipal Election for the City on a reimbursable basis.

The County of Contra Costa has the resources to conduct an election for all local municipalities and special districts in the most cost-effective manner and has routinely provided the City with this service.

California Elections Code Sections 13307 and 13308, provide that the governing body of the local agency adopt regulations pertaining to materials prepared by any candidate for a municipal election. Therefore, candidates for each office will be entitled to prepare and file a candidate’s statement with the City Clerk including the candidate’s name, age, and occupation and a brief description, of no more than 250 words, of the candidate’s own education and qualifications for office expressed by the candidate. Such statement shall not include party affiliation of the candidate or membership or activity in partisan political organizations.

In the 2024 General election, if a candidate chose to have a Candidate’s Statement printed in the Voter Information Guide, best practice (and the practice of most other local cities) was to collect the entire cost for the statement at the time of filing. The County will provide the Candidate’s Statement cost before the nomination period begins; candidates will be informed of the cost when they pull nomination papers from the City Clerk.

The County also requires each City to confirm how tie votes will be determined. Otherwise, the Council must adopt the provisions of Elections Code 15651(b), which requires a special runoff election to be held in the event of a tie vote.

Analysis
Staff recommends the Council authorize the collection of the entire Candidate’s Statement cost from the candidate at the time of filing. Due to the cost and expertise required to conduct a special runoff election, most local cities use the lot method to resolve tie votes, which is the method staff is recommending.

The terms of two City Council members will expire upon the certification of the November 3, 2026, election, leaving two City Council seats up for election, representing Electoral Districts 3 and 4, each for a four-year term.

The attached “omnibus” resolution performs three functions: (i) officially calls the General Municipal Election for November 3, 2026, (ii) requests consolidation of the City’s General Municipal Election with the Statewide General Election being held on the same date, thereby authorizing the County to conduct the election for the City and (iii) sets rules and deadlines for candidate’s statements filed in this Election, all pursuant to the California Elections Code.

The filing timeline for candidates and incumbents is as follows:

Item 10.5
City Council Meeting Agenda - Page 324 of 331 - Monday, June 01, 2026  July 13 - August 7: Nomination Filing Period: Candidates (including incumbents) must pick up and file nomination papers and all required and optional documents from the City Clerk’s Office during this period. If they so choose, candidates must also file their candidate’s statement at the same time they file their nomination papers.  August 12: Extended Filing Deadline: If an incumbent eligible to be re-elected does not file by August 7, the deadline for non-incumbents to file is extended to August 12.

FISCAL IMPACT
The Contra Costa County Registrar of Voters has tentatively estimated the cost of this election to be between $2.75 and $4.00 per registered voter. The average per-voter cost is based on the number of agencies participating in the consolidated election. Each agency’s specific share is calculated by the County Elections Office, based on the number of its registered voters and the number of offices and measures on the ballot. Pleasant Hill currently has 5,144 registered voters in District 3 and 5,441 registered voters in District 4. The City has budgeted $20,500 in the general fund, pending adoption of the Biennial Budget for fiscal years 2026-2027 and 2027-2028, to cover the cost of this election.

RECOMMENDED CITY COUNCIL ACTION
Move to adopt the Resolution calling the General Municipal Election, requesting consolidation with the Statewide Election being held on the same date, and Setting Forth Regulations for Candidate’s Statements.

ALTERNATIVES TO RECOMMENDED ACTION

1. Increase the Candidate’s Statement word count to an amount between 251 and 400 words at an increased (doubled) cost to the candidates.

2. Choose a Candidate’s Statement deposit amount in lieu of collecting the entire amount

ATTACHMENT(S)
Proposed Resolution
Prepared by: Lyone Conner, City Clerk and Janet Coleson, City Attorney Item 10.5
City Council Meeting Agenda - Page 325 of 331 - Monday, June 01, 2026 Approved by: Ethan Bindernagel, City Manager
Item 10.5
City Council Meeting Agenda - Page 326 of 331 - Monday, June 01, 2026 RESOLUTION NO. __-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT

HILL, CALIFORNIA, CALLING AND GIVING NOTICE OF THE

HOLDING OF A GENERAL MUNICIPAL ELECTION TO BE

CONSOLIDATED WITH THE STATEWIDE GENERAL ELECTION TO
BE HELD ON TUESDAY, NOVEMBER 3, 2026, FOR THE ELECTION OF

CERTAIN OFFICERS OF SAID CITY AS REQUIRED BY THE

PROVISIONS OF THE LAWS OF THE STATE OF CALIFORNIA
RELATING TO GENERAL LAW CITIES; REQUESTING THE COUNTY

OF CONTRA COSTA TO AGREE AND APPROVE SAID
CONSOLIDATION; AND SETTING FORTH REGULATIONS FOR
CANDIDATE’S STATEMENTS.

WHEREAS, pursuant to Pleasant Hill Municipal Code Sections 2.55.010 and 2.55.160, and under the provisions of the laws relating to general law cities in the State of California, a General Municipal Election shall be held in the City on Tuesday, November 3, 2026, for the election of Two (2) Members of the City Council to represent Electoral Districts 3 and 4 for the full term of four (4) years; and
WHEREAS, it is desirable that the General Municipal Election be consolidated with the Statewide General Election to be held on the same date and that within the City the precincts, polling places, voting centers and election officers of the two elections be the same, and that the election department of the County of Contra Costa canvass the returns of the General Municipal Election and that the election be held in all respects as if there were only one election; and WHEREAS, all necessary expenses in performing this service shall be paid by the City of Pleasant Hill; and
WHEREAS, Section 13307 of the Elections Code of the State of California provides that the governing body of the local agency adopt regulations pertaining to materials prepared by any candidate for a municipal election, including costs of the candidate’s statement.

NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Pleasant Hill that,
SECTION 1. That pursuant to the requirements of the laws of the State of California, relating to general law cities within the State, there shall be, and is hereby called and ordered held in the City of Pleasant Hill, California, on Tuesday, November 3, 2026, a General Municipal Election of the qualified electors of Electoral Districts 3 and 4 of said City for the purpose of electing Two (2) Members of the City Council to represent Electoral Districts 3 and 4 for the full term of four (4) years.

SECTION 2. That the ballots to be used at said election shall be in form and content as required by law.

Item 10.5
City Council Meeting Agenda - Page 327 of 331 - Monday, June 01, 2026 SECTION 3. That the City Clerk is authorized, instructed, and directed to procure and furnish, or coordinate with the Registrar of Voters to procure and furnish any and all official ballots, notices, printed matter and all supplies, equipment and paraphernalia that may be necessary in order to properly and lawfully conduct said election.

SECTION 4. That the vote center locations and hours of operations, ballot drop box locations and hours of operations, vote-by-mail procedures and timing, the election officers, and all other persons and procedures for the General Municipal Election shall be the same as those utilized by the County of Contra Costa and in compliance with the Elections Code of the State of California.

SECTION 5. That in all particulars not recited in this Resolution, said election shall be held and conducted as provided by law for holding municipal elections in said City.

SECTION 6. That notice of the time and place of holding said election is hereby given, and the City Clerk is hereby authorized, instructed, and directed to give such further or additional notice of said election, in time, form, and manner as required by law.

SECTION 7. That pursuant to the requirements of Section 10403 of the California Elections Code, the Board of Supervisors of the County of Contra Costa is hereby requested to consent and agree to the consolidation of a General Municipal Election with the Statewide General Election on Tuesday, November 3, 2026, that the Registrar of Voters/County Elections Department is hereby authorized to canvass the returns of said General Municipal Election of November 3, 2026 and perform all other proceedings incidental to and connected with the General Municipal Election. Pursuant to California Elections Code Sections 10403 and 10418, the Election will be held and conducted in accordance with the provisions of law regulating the Statewide General Election.

SECTION 8. That in the event of a tie vote (if any two or more persons receive an equal and the highest number of votes for an office) as certified by the Election Official, the City Council, in accordance with California Elections Code Section 15651(a), shall set a date and time and place and summon the candidates who have received the tie votes to appear and will determine the tie by lot.

SECTION 9. The City shall reimburse said Registrar of Voters/Elections Department for services performed when work is completed upon presentation of a bill.

SECTION 10. Candidate’s Statements.

A. Pursuant to Sections 13307 and 13308 of the Election Code of the State of California, each candidate for elective office to be voted for may prepare a candidate's statement on an appropriate form provided by the City Clerk. Such statement may include the name, age and occupation of the candidate and brief description of no more than two hundred and fifty (250) words of the candidate's education and qualifications expressed by the candidate himself/herself.

Such statement shall not include party affiliation of the candidate, or membership of activity in partisan political organizations. In addition, the statement shall be limited to a recitation of the Item 10.5
City Council Meeting Agenda - Page 328 of 331 - Monday, June 01, 2026 candidate’s own personal background and qualifications and shall not in any way make reference to other candidates for that office or to another candidate’s qualifications, character, or activities.

Such statement shall be filed in the Office of the City Clerk, with payment of applicable fees, at the time the candidate's nomination papers are filed. Such statement may be withdrawn, but not changed, during the period for filing nomination papers and until 5:00 p.m., the next working day after the close of the nomination period.

The City Clerk is NOT permitted to edit any material contained in candidate statements.

Candidates are responsible for proofreading, spelling, punctuation, and grammar. Since the statement cannot be changed after it is submitted, it is important for candidates to carefully prepare and proofread their statements. The City Clerk shall not cause to be printed or circulated any statement which the City Clerk determines does not comply with the provisions of the Elections Code. The City Clerk, in his or her sole discretion, after first attempting to consult with the candidate, may strike or modify the portion or portions of the candidate statement that is not in compliance and thereafter cause to be printed and circulated the candidate’s statement as redacted or modified. (Ordinance No. 1820, adopted May 15, 2013) B. Pursuant to the Federal Voting Rights Act, candidate’s statements will be translated into all languages required by the County of Contra Costa. The County is required to translate candidate’s statements into the following languages: Spanish and Chinese.

C. The County will print and mail sample ballots and candidate’s statements to all voters in Spanish and any other required translation languages to only those voters who are on the County voter file as having requested a sample ballot in a particular language. The County will make the sample ballots/voter information guides and candidate’s statements in the required languages available at all polling places/voting centers, on the County’s website, and in the Election Official’s office.

D. Translations:

1. The candidate shall be required to pay for the cost of translating the candidate’s statement into any required foreign language as specified in (A) and/or (B) of Section 10 above pursuant to Federal and\or State law.

2. The candidate shall be required to pay for the cost of translating the candidate’s statement into any foreign language that is not required as specified in (A) and/or (B) of Section 10 above, pursuant to Federal and\or State law, but is requested as an option by the candidate.

E. Printing:

1. The candidate shall be required to pay for the cost of printing the candidate’s statement in English in the main voter pamphlet.

2. The candidate shall be required to pay for the cost of printing the candidate’s statement in a foreign language required in (A) and/or (B) of Section 10 above, in the main voter pamphlet.

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3. The candidate shall be required to pay for the cost of printing the candidate’s statement in a foreign language requested by the candidate in the main voter pamphlet.

4. The candidate shall be required to pay for the cost of printing the candidate’s statement in a foreign language required by (A) and/or (B) of Section 10 above, in the facsimile voter pamphlet.

F. Estimate, Deposit, and Payment:

The City Clerk shall estimate the total cost of printing, handling, translating, and mailing the candidate’s statements filed pursuant to this section, including costs incurred as a result of complying with the Voting Rights Act of 1965 (as amended), and require each candidate filing a statement to pay in advance to the City his or her estimated pro rata share as a condition of having his or her statement included in the voter’s pamphlet. In the event the estimated payment is required, the estimate is just an approximation of the actual cost that varies from one election to another election and may be significantly more or less than the estimate, depending on the actual number of candidates filing statements, the fee shall be paid at the time of filing said statement. Accordingly, the clerk is not bound by the estimate and may, on a pro rata basis, bill the candidate for additional actual expense or refund any excess paid depending on the final actual cost. In the event of underpayment, the clerk may require the candidate to pay the balance of the cost incurred. In the event of overpayment, the clerk shall prorate the excess amount among the candidates and refund the excess amount paid within 30 days of the election.

G. Miscellaneous:

1. All translations shall be provided by professionally-certified translators.

2. The City Clerk shall comply with all recommendations and standards set forth by the California Secretary of State regarding occupational designations and other matters relating to elections.

3. No candidate will be permitted to include additional materials in the sample ballot package.

4. The City Clerk shall provide each candidate or the candidate’s representative a copy of this Resolution at the time nominating petitions are issued.

SECTION 11. The City Clerk is hereby directed to forward without delay to said County Registrar of Voters, a certified copy of this Resolution.

SECTION 12. That the City Clerk shall certify to the passage and adoption of this Resolution, enter the same in the book of original Resolutions of said City, and make a minute of Item 10.5
City Council Meeting Agenda - Page 330 of 331 - Monday, June 01, 2026 the passage and adoption hereof in the records of the proceedings of the City Council of said City in the minutes of the meeting at which the same is passed and adopted.

ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 1st day of June, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
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ZAC SHESS, Mayor
ATTEST:
___________________________________
LYONE P. CONNER, City Clerk
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Pleasant Hill City CouncilJune 1, 2026

Pleasant Hill City Council
June 1, 2026