Pleasant Hill City Council
July 13, 2026

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 10.1
City Council Meeting Agenda - Page 142 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

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 13, 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.

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City Council Meeting Agenda - Page 143 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

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 10.1
City Council Meeting Agenda - Page 144 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

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 10.1
City Council Meeting Agenda - Page 145 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

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.

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City Council Meeting Agenda - Page 146 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

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 10.1
City Council Meeting Agenda - Page 147 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

"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 10.1
City Council Meeting Agenda - Page 148 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

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 10.1
City Council Meeting Agenda - Page 149 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Preliminary Engineer’s Report, Fiscal Year 2026-27

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.

Item 10.1
City Council Meeting Agenda - Page 150 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report, FY 2025-26

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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City Council Meeting Agenda - Page 151 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report, FY 2025-26

Figure 2 – Zone 2 Proposed Budget
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City Council Meeting Agenda - Page 152 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report, FY 2025-26

Figure 3 - Zone 3 Proposed Budget
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City Council Meeting Agenda - Page 153 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report, FY 2025-26

Figure 4 - Zone 4 Proposed Budget
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Assessment District 20
Engineer’s Report, FY 2025-26

Figure 5 - Zone 5A Proposed Budget
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Assessment District 20
Engineer’s Report, FY 2025-26

Figure 6 - Zone 5B Proposed Budget
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Assessment District 20
Engineer’s Report, FY 2025-26

Figure 7 - Zone 6 Proposed Budget
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City Council Meeting Agenda - Page 157 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report, FY 2025-26

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.

Item 10.1
City Council Meeting Agenda - Page 158 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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:

Item 10.1
City Council Meeting Agenda - Page 159 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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.

Item 10.1
City Council Meeting Agenda - Page 160 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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.

Item 10.1
City Council Meeting Agenda - Page 161 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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.

Item 10.1
City Council Meeting Agenda - Page 162 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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.

Item 10.1
City Council Meeting Agenda - Page 163 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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, 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 10.1
City Council Meeting Agenda - Page 164 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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
Item 10.1
City Council Meeting Agenda - Page 165 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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 2026-27 maximum assessment rate of $970.13. 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.

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%
Item 10.1
City Council Meeting Agenda - Page 166 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

Zone 5B
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 2026-27 maximum assessment rate of $1,219.59. 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.

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%
Item 10.1
City Council Meeting Agenda - Page 167 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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:
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
Item 10.1
City Council Meeting Agenda - Page 168 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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:

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:

Item 10.1
City Council Meeting Agenda - Page 169 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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 FY 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 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 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.

Item 10.1
City Council Meeting Agenda - Page 170 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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
Item 10.1
City Council Meeting Agenda - Page 171 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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 10.1
City Council Meeting Agenda - Page 172 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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 10.1
City Council Meeting Agenda - Page 173 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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 10.1
City Council Meeting Agenda - Page 174 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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 10.1
City Council Meeting Agenda - Page 175 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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: July 1, 2026
Engineer of Work
By
John Bliss, License No. C52091
Item 10.1
City Council Meeting Agenda - Page 176 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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 10.1
City Council Meeting Agenda - Page 177 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

City Council Meeting Agenda - Page 178 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 20
Engineer’s Report FY 2026-27

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 10.1
City Council Meeting Agenda - Page 179 of 238 - Monday, July 13, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: July 13, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: PUBLIC HEARING AND ADOPT RESOLUTION NO. __-26 APPROVING

THE ENGINEER'S REPORT, CONFIRMING DIAGRAM AND

ASSESSMENTS, AND ORDERING LEVY OF ASSESSMENTS FOR FY
2026-2027 IN ASSESSMENT DISTRICT NO. 22

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 special “benefit” from a public service or improvement. Assessment District No. 22 (“AD 22”) enables the City to provide levels of landscape maintenance and street lighting at an enhanced level within the scenic easements in the Grayson Woods and Gallery Walk Subdivisions. The properties within the AD 22 boundaries directly benefit from these landscape and lighting improvements. The annual assessments paid by property owners within AD 22 and contributions by the City fund the maintenance and services provided.

In order for the City to continue to levy and collect assessments within AD 22 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 hold the Public Hearing and adopt the Resolution approving the Engineer’s Report, confirming the diagram and assessment, and ordering the levy of assessments for Fiscal Year 2026-2027 for AD 22.

DISCUSSION
Background
AD 22 (Grayson Woods) was formed in 1997 pursuant to the provisions of the Landscaping and Lighting Act of 1972 and 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 Fiscal Year 2026-2027 (“FY 26-27”), a report on the proposed maintenance program must be prepared and a public hearing conducted on the budget and proposed assessments. The Engineer of Work, SCI Consulting Group, has completed and filed the FY 26-27 Annual Report Item 10.2
City Council Meeting Agenda - Page 180 of 238 - Monday, July 13, 2026 (“Engineer’s Report”) with the City Clerk. The Engineer’s Report (Attachment B) includes descriptions of the improvements to be maintained during the fiscal year, an estimate of costs, a map of Grayson Woods and Gallery Walk, and the levy of assessments upon the benefiting properties.

Analysis
On February 2, 2026, the City Council adopted Resolution No. 9-26, a Resolution directing the preparation and filing of the 2026-2027 Engineer’s Report for maintenance of AD 22.

On June 1, 2026, the City Council preliminarily approved the Engineer’s Report for AD 22 and adopted a Resolution of Intention (“ROI”) to levy and collect assessments. In addition, the ROI provided notice of the date, time, and place for a public hearing by the City Council on the levy of the assessments within AD 22.

The collection of assessments from properties within the boundaries of AD 22, together with the funds provided by the City, will ensure continued maintenance of the lighting and landscaping improvements within the boundaries of AD 22. Maintenance staff provides for the maintenance of improvements, including weekly mowing and edging of turf; maintaining and repairing irrigation systems; pruning; removing debris and graffiti; repairing streetlights; 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. 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.

The assessment rate remains at $187.50 for Gallery Walk, and no new services or substantial changes in existing services are proposed.

The assessment rate for Grayson Woods remains at the maximum authorized amount of $359.00 and is unchanged from the prior fiscal year. Because the rate is already at the authorized maximum, no additional CPI increase is applied for FY 26-27.

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 10.2
City Council Meeting Agenda - Page 181 of 238 - Monday, July 13, 2026 General Fund contribution for FY 26-27 is $14,676 ($3,749 for Grayson Woods and $10,927 for Gallery Walk).

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 open, conduct, and close the Public Hearing and adopt the Resolution Approving the Engineer’s Report, confirming the diagram and assessment, and ordering levy of assessment for FY 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
Attachment A – Assessment District 22 Engineer’s Report Prepared by: Ann James, Public Works Director
Approved by: Ethan Bindernagel, City Manager
Item 10.2
City Council Meeting Agenda - Page 182 of 238 - Monday, July 13, 2026 RESOLUTION NO. -26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL APPROVING THE ENGINEER’S REPORT, CONFIRMING THE DIAGRAM AND

ASSESSMENT, AND ORDERING THE LEVY OF ASSESSMENTS FOR FISCAL YEAR 2026-2027 IN ASSESSMENT DISTRICT NO. 22
WHEREAS, on February 2, 2026, the City Council adopted Resolution No. 9-26 directing the preparation and filing of the fiscal year (FY) 2026-27 Annual Report for Assessment District No. 22 (AD 22); and
WHEREAS, on June 1, 2026, the City Council adopted Resolution No. 34-26 entitled “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” (the Resolution of Intention); and WHEREAS, pursuant to the Resolution of Intention, the Engineer’s Report on the Levy and Collection of Assessments for FY 2026-27 for AD 22 prepared by SCI Consulting Group, was filed with the City Clerk and preliminarily approved subject to certain conditions set forth therein; and
WHEREAS, the Engineer's Report contains the proposed amounts of the assessments to be levied on assessable lots and parcels of land in all areas of AD 22 for FY 2026-27; the plans and specifications for the improvements; an estimate of the costs of the improvements; a diagram for the assessment district; and an assessment of the estimated costs of the improvements; a description of any substantial changes in the improvements; and the other matters required by Section 22565 through 22574 of the Streets and Highways Code; and WHEREAS, the individual assessments for FY 2026-27 are not proposed to be increased beyond the maximum assessment range approved in the Engineer’s Report for either Zone. For Grayson Woods, the assessment is proposed to remain at $359.00, the maximum authorized rate, which is unchanged from last year. The assessment rate for Gallery Walk remains unchanged from last year at the rate of $187.50; and
WHEREAS, the Resolution of Intention directed that July 13, 2026, at 7:00 p.m. at 100 Gregory Lane, Pleasant Hill or via teleconference, as noted on the posted agenda (available on the City’s official notice bulletin board, at the Pleasant Hill Police Department, and on the City’s web page a minimum of 72 hours before the meeting) be the time and place for the City Council to hold a public hearing on the proposed improvements and the proposed assessments for FY 2026-27; and
WHEREAS, a duly noticed public hearing was held on the proposed improvements and the proposed assessments for FY 2026-27 on July 13, 2026; and WHEREAS, the City Council considered all oral and written protests at the public hearing; and

ATTACHMENT A
Item 10.2
City Council Meeting Agenda - Page 183 of 238 - Monday, July 13, 2026 WHEREAS, the City Council may proceed, pursuant to Section 22631 of the Streets and Highways Code, to adopt a resolution confirming the levy of the assessments on the assessable parcels of property in the Assessment District, and the adoption of such a resolution shall constitute the levy of assessments on all assessable lots and parcels of property within such zones for FY 2026-27; and
WHEREAS, the assessments which are contained in the Engineer’s Report and which will be levied on assessable lots and parcels of land in AD 22 will not exceed the amounts of the assessments which were approved by the property owners by assessment ballots in proceedings for the formation of AD 22.

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

1. The public interest, convenience and necessity require that the levy be made.

2. The assessable lots and parcels or property benefited by the improvements and to be assessed to pay the costs and expenses thereof, and the exterior boundaries thereof, are as shown by the Boundary Map and Assessment Diagram of AD 22 (FY 2026-27) filed in the office of the City Clerk, which is made a part hereof by this reference.

3. Any protests to the proposed improvements and the estimated costs and assessments have been accepted, noted and are overruled.

4. The Engineer’s Report is approved and confirmed, including:
(a) a description of the plans and specifications of the improvements, any substantial changes to the improvements, the Engineer’s estimate of the itemized and total costs and expenses of maintaining the improvements and of the incidental expenses in connection therewith; and
(b) the diagram showing AD 22, plans and specifications for the improvements to be maintained and the boundaries and dimensions of the respective lots and parcels of land within the assessment district; and
(c) the assessment of the total amount of the costs and expenses of the proposed maintenance of improvements upon the several lots and parcels of land in the assessment district in proportion to the estimated benefits to be received by such lots and parcels, respectively, from the maintenance, and of the expenses incidental thereto.
(d) the General Fund contribution for FY2026-27 is $14,676 ($3,749 for Grayson Woods and $10,927 for Gallery Walk)

5. The Engineer’s Report, the Assessment Diagram, and the assessment contained therein Item 10.2
City Council Meeting Agenda - Page 184 of 238 - Monday, July 13, 2026 for the payment of the costs of the maintenance and servicing of the improvements in AD 22 for FY 2026-27 are confirmed and hereby levied. The adoption and approval of the Engineer’s Report as a whole, and of the plans and specifications, estimate of costs and expenses, the diagram and the assessment, as contained in the report, as herein above determined and ordered, is intended to and shall refer and apply to the report, or any portion thereof.

6. Based upon oral and documentary evidence, including the Engineer’s Report, offered and received at the hearing, this City Council expressly finds and determines that:
(a) each of the several lots, parcels of land, and property will be specially benefited by the installation and maintenance of the improvements; (b) the amount of the assessment imposed on any parcel will not exceed the reasonable cost of the proportional special benefit conferred on that parcel; and (c) there is substantial evidence to support, and the weight of the evidence preponderates in favor of, the aforesaid finding and determination as to special benefits.

7. Immediately, upon the adoption of this resolution, but in no event later than August 10, 2026, following such adoption, the City Clerk, shall file a certified copy of the diagram and assessment and a certified copy of this resolution with the Auditor of the County of Contra Costa. Upon such filing, the County Auditor shall enter on the County property tax roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the Engineer’s Report. The assessments shall be collected at the same time and in the same manner as County taxes and all laws applying to the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any costs of collections, shall be paid to the City of Pleasant Hill.

8. Upon receipt of the money representing the collection of the assessments, the City shall deposit said collections in a special fund to be used for the costs within the assessment district for the installing or constructing of improvements, servicing, and maintenance, herein ordered.

ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 13th day of July, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
ZAC SHESS, Mayor
ATTEST:

Item 10.2
City Council Meeting Agenda - Page 185 of 238 - Monday, July 13, 2026

LYONE P. CONNER, City Clerk
Item 10.2
City Council Meeting Agenda - Page 186 of 238 - Monday, July 13, 2026 ENGINEER’S REPORT
City of Pleasant Hill
Assessment District 22
Landscaping and Lighting Assessment District
FY 2026-27
Final Report

ATTACHMENT B
Item 10.2
City Council Meeting Agenda - Page 187 of 238 - Monday, July 13, 2026 (This Page Intentionally Left Blank)
Item 10.2
City Council Meeting Agenda - Page 188 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
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 10.2
City Council Meeting Agenda - Page 189 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 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 10.2
City Council Meeting Agenda - Page 190 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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.

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 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”).

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 10.2
City Council Meeting Agenda - Page 191 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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 13, 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 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 10.2
City Council Meeting Agenda - Page 192 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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.

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 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).” .

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 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 10.2
City Council Meeting Agenda - Page 193 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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.

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. 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 10.2
City Council Meeting Agenda - Page 194 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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 10.2
City Council Meeting Agenda - Page 195 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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 10.2
City Council Meeting Agenda - Page 196 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

"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 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 10.2
City Council Meeting Agenda - Page 197 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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 10.2
City Council Meeting Agenda - Page 198 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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.

Item 10.2
City Council Meeting Agenda - Page 199 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

Figure 1 – Grayson Woods Proposed Budget
Item 10.2
City Council Meeting Agenda - Page 200 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

Figure 2 – Gallery Walk Proposed Budget
Item 10.2
City Council Meeting Agenda - Page 201 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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 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 22 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 22. These categories are drawn from the prior Fiscal Year 2024-25 Engineer’s Report and are summarized as follows:

Item 10.2
City Council Meeting Agenda - Page 202 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

 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.

Although the analysis used to support these assessments concludes that the benefits are solely special, as described above, consideration is made for the suggestion that a portion of the benefits are general. General benefits cannot be funded by these assessments; the funding must come from other sources.

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

Item 10.2
City Council Meeting Agenda - Page 203 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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:

Item 10.2
City Council Meeting Agenda - Page 204 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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.

Method of Assessment
The second step in apportioning assessments is to determine the relative special benefit for each property. This process involves determining the relative benefit received by each property in relation to a single-family home, or, in other words, on the basis of Single-Family Equivalents (SFE).

This SFE methodology is commonly used to distribute assessments in proportion to estimated special benefit and is generally recognized as providing the basis for a fair and appropriate distribution of assessments. For the purposes of this Engineer’s Report, all properties are designated a SFE value, which is each property’s relative benefit in relation to a single-family home on one parcel. In this case, the "benchmark" property is the single-family detached dwelling which is one Single Family Equivalent or one SFE.

Assessment Apportionment
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.

Item 10.2
City Council Meeting Agenda - Page 205 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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:

Item 10.2
City Council Meeting Agenda - Page 206 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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.

Item 10.2
City Council Meeting Agenda - Page 207 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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.”
Item 10.2
City Council Meeting Agenda - Page 208 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

Capital Reserve
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.

Item 10.2
City Council Meeting Agenda - Page 209 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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 $63,890 As required by the Act, an Assessment Diagram is hereto attached and made a part hereof showing the exterior boundaries of said City of Pleasant Hill Assessment District 22. The distinctive number of each parcel or lot of land in the said City of Pleasant Hills is its Assessor Parcel Number appearing on the Assessment Roll.

And I do hereby assess and apportion said net amount of the cost and expenses of said improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within said City of Pleasant Hill Assessment District 22, in accordance with the special benefits to be received by each parcel or lot, from the improvements, and more particularly set forth in the Cost Estimate and Method of Assessment hereto attached and by reference made a part hereof.

The assessments are made upon the parcels or lots of land within the City of Pleasant Hill Assessment District 22 in proportion to the special benefits to be received by the parcels or lots of land, from said improvements.

The Grayson Woods and Gallery Walk are subject to an annual adjustment tied to the Consumer Price Index for the San Francisco Area, but includes a cap on the maximum assessment rate.

Item 10.2
City Council Meeting Agenda - Page 210 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

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.

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 22.

Dated: July 1, 2026
Engineer of Work

By
John Bliss, License No. C52091
Item 10.2
City Council Meeting Agenda - Page 211 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

Assessment Diagram
The boundaries of the City of Pleasant Hill Landscaping and Lighting Districts are displayed on the following Assessment Diagram.

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

Item 10.2
City Council Meeting Agenda - Page 212 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

City Council Meeting Agenda - Page 213 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

City Council Meeting Agenda - Page 214 of 238 - Monday, July 13, 2026 City of Pleasant Hill
Assessment District 22
Engineer’s Report FY 2026-27

Assessment Roll
An Assessment Roll (a listing of all parcels assessed within the Assessment Districts and the amount of the assessment) will be filed with the City Clerk to the City Council and is, by reference, made part of this report and is available for public inspection during normal office hours.

Each lot or parcel listed on this Assessment Roll is shown and illustrated on the latest County Assessor’s records and these records are, by reference made part of this Report. These records shall govern for all details concerning the description of the lots or parcels.

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

Item 10.2
City Council Meeting Agenda - Page 215 of 238 - Monday, July 13, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: July 13, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT RESOLUTION NO. __-26 TO APPROVE THE APPROPRIATION

OF AVAILABLE BICYCLE AND PEDESTRIAN PROGRAM FUNDS IN
THE AMOUNT OF $105,572.77 TO FUND THE OAK PARK

BOULEVARD COMPLETE STREETS CORRIDOR STUDY AND

AUTHORIZE THE CITY MANAGER TO EXECUTE A CONTRACT

AMENDMENT WITH KIMLEY-HORN

SYNOPSIS
The Oak Park Boulevard Complete Streets Corridor Study will study improvements along Oak Park Boulevard between Pleasant Hill Road and Patterson Boulevard as identified in the Bicycle and Pedestrian Master Plan.

This purpose of this item is to approve the appropriation of available Bicycle and Pedestrian Program Funds to fund the study and request authorization for the Public Works Director to execute a contract amendment to the Professional Services Agreement with Kimley-Horn (Consultant).

DISCUSSION
Background
The Oak Park Boulevard Complete Streets Corridor Study was an approved project in the Fiscal Year 2024–2029 Capital Improvement Program (CIP) and funded through Bicycle and Pedestrian Program funds. The project scope involves extensive public outreach and the development of a concept plan incorporating safety countermeasures, such as enhanced pedestrian facilities and a new bicycle lane. These improvements are intended to strengthen multimodal connections between Pleasant Hill Elementary School, the Contra Costa Canal Trail, Pleasant Hill Library, Pleasant Hill Middle School, and shopping areas within the vicinity.

On October 6, 2025, the City Council authorized a professional services agreement with KimleyHorn to prepare the Safe Streets for All (SS4A) Safety Action Plan. The purpose of the SS4A is to Item 10.3
City Council Meeting Agenda - Page 216 of 238 - Monday, July 13, 2026 evaluate traffic safety throughout the City using crash data and community input, with a focus on improving safety along major roadways, frequently traveled corridors, and routes serving schools.

During preparation of the SS4A Safety Action Plan, Kimley-Horn completed much of the public outreach and data collection that would also support the Oak Park Boulevard Complete Streets Corridor Study, creating an opportunity to incorporate this work into the corridor study through a change order to Kimley-Horn’s existing professional services agreement. This will reduce administrative costs, as well as overall project costs for the Oak Park Boulevard Complete Streets Corridor Study.

Analysis
As part of the SS4A effort, Kimley-Horn conducted an extensive public outreach program that included two stakeholder meetings, two public workshops (one held virtually and one in-person at City Hall), and community tabling events at the November 2025 Light Up the Night event and the April 2026 Earth Day celebration. In addition, the project website received more than 500 public comments, including 32 responses specifically addressing Oak Park Boulevard between Patterson Boulevard and Pleasant Hill Road.

Along with their public outreach efforts, Kimley-Horn analyzed trends within the City’s historical crash data to formulate a list of corridors in which the highest concentration of fatal and serious injury accidents took place, also known as the High Injury Network (HIN). Despite numerous safety concerns within the community, the crash data indicated that Oak Park Boulevard was not included in the HIN. Therefore, it was not eligible to receive concept drawings as part of the SS4A Safety Action Plan.

Although Oak Park Boulevard was not identified as part of the SS4A High Injury Network, the public input, data collection, and existing analysis completed through the SS4A process provides a strong foundation for the Oak Park Boulevard Complete Streets Corridor Study. Approval of the proposed change order will allow the City to incorporate this work into the corridor study, avoiding duplication of effort, reducing project costs, and accelerating completion of the study.

To supplement the data collection and public outreach completed as part of the SS4A, the proposed change order will enable the Consultant to conduct additional traffic counts, perform a site visit, and facilitate a supplemental round of public outreach focused on just the Oak Park Boulevard corridor. Based on the findings, the Consultant will develop a concept plan identifying potential safety improvements. The draft concept plan will be presented to City staff and the SS4A Ad Hoc Committee for review, with up to two rounds of comments and revisions incorporated into the final study.

Item 10.3
City Council Meeting Agenda - Page 217 of 238 - Monday, July 13, 2026 The Amendment to the Professional Services Agreement (See “Attachment B”) includes a fee proposal in the amount of $105,752.77. Staff has confirmed with Kimley-Horn that they are available to complete the work within six months of issuing the Notice to Proceed.

Staff is recommending that the City Council approve an appropriation of $105,572.77 from available Bicycle and Pedestrian Funds for the inclusion of Oak Park Boulevard Complete Streets Corridor Study into the SS4A Safety Action Plan study and authorize the Public Works Director to execute a contract amendment with Kimley-Horn.

FISCAL IMPACT
This change order will be funded from available Bicycle and Pedestrian Program funds as identified in the Fiscal Year 2024/2025 Oak Park Boulevard Complete Streets Corridor Study.

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 approve the appropriation of $105,572.77 from available Bicycle and Pedestrian Funds for the Oak Park Boulevard Complete Streets Corridor Study as part of the SS4A Safety Action Plan Study, and authorize the City Manager to execute a contract amendment with Kimley-Horn.

ALTERNATIVES TO RECOMMENDED ACTION
An alternative to the recommended action would be to reject a change order with Kimley-Horn to prepare the Oak Park Boulevard Complete Streets study. As a result, City staff will release a separate Request for Proposals (RFP) to select a new consultant to prepare the study. Additional public outreach and data collection would need to be added to the project scope, potentially leading to double-counting and encountering outreach fatigue.

ATTACHMENT(S)
Proposed Resolution
Attachment A Amendment Number 1 to Professional Services Agreement for Pleasant Hill SS4A Safety Action Plan Study
Item 10.3
City Council Meeting Agenda - Page 218 of 238 - Monday, July 13, 2026 Prepared by: Laetitia Porta, PE Senior Civil Engineer
Reviewed by: Ann James, PE Public Works Director
Reviewed by: Erick Cheung, Chief Financial Officer
Approved by: Ethan Bindernagel, City Manager
Item 10.3
City Council Meeting Agenda - Page 219 of 238 - Monday, July 13, 2026 RESOLUTION NO. __-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL TO

APPROVE THE APPROPRIATION OF AVAILABLE BICYCLE AND PEDESTRIAN PROGRAM FUNDS IN THE AMOUNT OF $105,572.77 TO FUND THE OAK PARK

BOULEVARD COMPLETE STREETS CORRIDOR STUDY AND AUTHORIZE THE CITY

MANAGER TO EXECUTE A CONTRACT AMENDMENT WITH KIMLEY-HORN WHEREAS, the Oak Park Boulevard Complete Streets Corridor Study (Project No. CP24-003) was approved as part of the Fiscal Year 2024–2029 Capital Improvement Program to evaluate and develop multimodal safety improvements along Oak Park Boulevard; and WHEREAS, on October 6, 2025, the City Council authorized a Professional Services Agreement with Kimley-Horn and Associates, Inc. to prepare the Safe Streets and Roads for All (SS4A) Safety Action Plan; and
WHEREAS, in preparing the SS4A Safety Action Plan, Kimley-Horn completed extensive public outreach, traffic safety analysis, and data collection that are directly applicable to the Oak Park Boulevard Complete Streets Corridor Study; and
WHEREAS, Oak Park Boulevard was not included in the City’s High Injury Network (HIN) and therefore was not eligible for a concept plan drawing as a part of the SS4A Safety Action plan; and
WHEREAS, incorporating this previously completed work into the Oak Park Boulevard Complete Streets Corridor Study through an amendment to the existing Professional Services Agreement will eliminate duplication of effort, reduce project costs, and expedite completion of the study; and
WHEREAS, Kimley-Horn has submitted a fee proposal in the amount of One Hundred Five Thousand Seven Hundred Fifty-Two Dollars and Seventy-Seven Cents ($105,752.77) to perform these additional services; and
WHEREAS, funding for this amendment is available from available Bicycle and Pedestrian Program funds as identified in the Fiscal Year 2024/2025 Oak Park Boulevard Complete Streets Corridor Study.

NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Pleasant Hill that the City Council hereby approves the appropriation of $105,572.77 from available Bicycle and Pedestrian Program Funds for the Oak Park Boulevard Complete Streets Corridor Study, as part of the SS4A Safety Action Plan Study, and authorizes the City Manager to execute a contract amendment with Kimley-Horn.
[Signatures on the Following Page]
Item 10.3
City Council Meeting Agenda - Page 220 of 238 - Monday, July 13, 2026 ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 13th day of July, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
ZAC SHESS, Mayor
ATTEST:
___________________________
LYONE P. CONNER, City Clerk
Item 10.3
City Council Meeting Agenda - Page 221 of 238 - Monday, July 13, 2026 kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840 May 21, 2026
Laetitia Porta
Senior Civil Engineer
City of Pleasant Hill
100 Gregory Lane
Pleasant Hill, CA 94523
Re: Amendment Number 1 to Professional Services Agreement for Pleasant Hill SS4A Safety Action Plan Study
Dear Laetitia:

Kimley-Horn and Associates, Inc. (“Kimley-Horn” or “Consultant”) and City of Pleasant Hill (“Client”) entered in a Professional Services Agreement dated October 21, 2025 (“Agreement”) concerning Pleasant Hill SS4A Safety Action Plan Study (“Project”).

The parties now desire to amend the Agreement to include services to be performed by Consultant for compensation as set forth below in accordance with the terms of the Agreement, which are incorporated by reference.

Project Understanding
Kimley-Horn will provide additional studies, analysis, and recommendations to expand upon safety analysis and improvements identified as part of the Safe Streets for All (SS4A) Safety Action Plan (SAP) scope of services. This includes analysis for a segment of Oak Park Boulevard, between Pleasant Hill Road and Patterson Boulevard, not included on the City’s High Injury Network (HIN) and thus not already included in the SAP.

This Project will be conducted as a supplemental corridor study to the City’s Safety Action Plan (SAP) and will apply consistent safety principles, data sources, and analytical methodologies developed through the SAP. Findings will be presented in a standalone corridor study report with detailed corridor concepts, exhibits, and supporting analyses.

Consultant will provide the services specifically set forth below.

Scope of Work
Task 1: Baseline Conditions
Kimley-Horn will conduct one (1) site visit of the study corridor to observe conditions during the AM/school start, school dismissal, and PM peak periods, including auto, bicycle, and pedestrian activity.

Kimley-Horn will collect the following data:
• Parking inventory and utilization data for on-street parking on Oak Park Boulevard and on side-streets that intersect with Oak Park Boulevard, within 500’ of Oak Park Boulevard.

Parking data will be collected on a typical weekday and weekend day from 12 PM to 2 PM, 5 to 7 PM, and 1 to 2 AM.
• 7-day traffic counts with speed data at up to two locations on Oak Park Boulevard within the study area.

Item 10.3
City Council Meeting Agenda - Page 222 of 238 - Monday, July 13, 2026 2 • Turning movement counts at up to three (3) locations during the AM and PM weekday peak hours (up to four hours in total), with specific locations to be determined in coordination with the City
Kimley-Horn will prepare corridor-focused maps depicting collisions, bicycle and pedestrian facilities, bus stop locations, roadway width, and right-of-way width. Collision analysis will utilize information collected for the Safety Action Plan.

Kimley-Horn will prepare existing cross-sections for up to four (4) locations within the study area.

Task 2: Improvement Identification
Kimley-Horn will review feedback provided by the public as part of the SAP outreach safety webmap.

Kimley-Horn will then utilize this information in addition to crash data to identify recommended safety countermeasures, which will be presented in an illustrative exhibit depicting proposed improvements and cross-sections within the study area. The exhibit will include up to two alternative cross-sections for each of the cross-sections developed in Task 1.

The exhibit will be shared with the City for up to two (2) rounds of review, including feedback from the Council Ad Hoc Committee.

Task 3: Analysis of Improvements
Kimley-Horn will prepare traffic analysis of specific intersections where improvements are proposed that would have the potential to significantly change auto capacity and delay. Up to three (3) intersections are assumed for the intersection analysis. Analysis will be performed for both AM and PM weekday peak hours.

If parking is proposed to be removed as part of the improvements under consideration, Kimley-Horn will analyze the effects of parking loss on utilization and determine if alternative on-street parking spaces are located within 500’ of the existing spaces to be impacted.

Task 4: Public Engagement
Kimley-Horn will conduct one (1) round of public engagement to obtain feedback from local residents and businesses on the potential improvements. Kimley-Horn will prepare a set of notification material and public information to get the word out about outreach activities. This is anticipated to include:
• Web copy for the City to post on its website
• Social media copy and graphics for the City to post on its social media channels • Postcard to be printed and mailed to addresses within 1,000’ of the corridor • E-Blast/Newsletter text for the City to distribute
Kimley-Horn will host an online survey that asks for community input on improvement alternatives.

Kimley-Horn will host a virtual online meeting to present improvement options and gather feedback.

The meeting will be recorded and provided to the City for posting on the web page.

Kimley-Horn will attend up to two (2) pop-up events or existing meetings held by others on the corridor, which may include activities at the Oak Park Center, Pleasant Hill Elementary (such as a PTA meeting), and/or Oak Park Christian Center.

Item 10.3
City Council Meeting Agenda - Page 223 of 238 - Monday, July 13, 2026 3 Kimley-Horn will prepare an outreach summary document that summarizes the activities conducted and feedback received. The summary document will be provided to the City for one (1) round of review and revision.

Task 5: Stakeholder Engagement
Kimley-Horn will conduct up to three (3) meetings with City departments, Council Ad Hoc Committee or stakeholder agencies to review proposed improvements.

Task 6: Concept Development
Kimley-Horn will prepare a 10% concept design for the full extent of the study area where improvements are proposed. One design alternative is assumed to be developed. The concept will be shared with City staff for up to two (2) rounds of review and input, including feedback from the Council Ad Hoc Committee.

Following revisions to the concepts based on City comments, Kimley-Horn will prepare an Opinion of Probable Cost commensurate with the initial concept level of design development. The Opinion of Probable Cost will be shared with the City for one round of review and revision.

Task 7: Draft and Final Report
Kimley-Horn will incorporate findings from this scope of services into a Draft Report. This task includes the preparation of text and supporting graphics for inclusion in the report.

Upon receipt of one set of consolidated comments from the City on the Draft Report, we will prepare and submit a Final Report.

Schedule
Kimley-Horn will perform the services as expeditiously as practicable with the goal of meeting a mutually agreed upon schedule. We anticipate completion of the Draft Report within six (6) months from Notice to Proceed.

Item 10.3
City Council Meeting Agenda - Page 224 of 238 - Monday, July 13, 2026 4 Fee and Expenses
Kimley-Horn will perform the services in Tasks 1-7 on a labor fee plus expense basis with the maximum labor fee shown below.

Traffic count costs included in this amendment will be funded using budget previously allocated for traffic data collection under the original Safety Action Plan Agreement and not yet expended. As such, no additional compensation is requested for traffic counts beyond the existing authorized contract budget.

Task Number & Name Fee
1 Baseline Conditions $ 9,344.89
2 Improvement Identification $ 7,642.47
3 Analysis of Improvements $ 8,977.60
4 Public Engagement $ 23,886.59
5 Stakeholder Engagement $ 10,497.07
6 Concept Development $ 18,350.81
7 Draft and Final Report $ 20,943.32
Subtotal Labor $ 99,642.77
Other Direct Costs (Travel, Outside Printing) $800.00
Traffic Counts $5,310.00
Total $105,752.77
We appreciate the opportunity to provide these services to you. Please contact Robert at (916) 859- 3610 if you have any questions.

Very truly yours,
KIMLEY-HORN AND ASSOCIATES, INC.

Robert Paderna, PE, RSP1 Adam Dankberg, PE
Project Manager/Associate Vice President
PE No. C73262 PE No. C70598

Item 10.3
City Council Meeting Agenda - Page 225 of 238 - Monday, July 13, 2026 5 AGREED AND ACCEPTED:

CITY OF PLEASANT HILL
By: ______________________________
Title: _____________________________
Date: _____________________________
Item 10.3
City Council Meeting Agenda - Page 226 of 238 - Monday, July 13, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: July 13, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: PUBLIC HEARING AND ADOPT RESOLUTION NO. __-26,

DECLARING THE COSTS OF ABATEMENT TO BE A SPECIAL

ASSESSMENT LIEN ON THE PROPERTY AND AUTHORIZING THE

CITY MANAGER TO FORWARD THE ASSESSMENT TO THE

CONTRA COSTA COUNTY TAX ASSESSOR/COLLECTOR FOR

PLACEMENT OF THE ASSESSMENT ON THE TAX ROLLS FOR THE
PROPERTY AT 319 GLORIA DRIVE

SYNOPSIS
The City Council is holding a hearing on a report and assessment for a recent weed abatement action for the property at 319 Gloria Drive. After multiple attempts to gain compliance for overgrown weeds at the noted property, the City Council declared the conditions on the subject property to constitute a public nuisance, ordered the abatement of said conditions, and after the property owner failed to abate the conditions, the City completed the weed abatement. After notice, the weed abatement cost has not been paid by the property owner; thus, the City Council may declare the costs to be a special assessment lien against the property and authorize the City Manager to forward the assessment to the Contra Costa County Tax Assessor for inclusion on the tax rolls for recoupment of costs.

DISCUSSION
Background
In April 2025, the City received multiple complaints about overgrown weeds at 319 Gloria Drive that were determined to be unsightly and a potential fire hazard. In accordance with the Pleasant Hill Municipal Code (PHMC), the City issued two notices to abate the property conditions with unsuccessful results. As a result of continued noncompliance, in August 2025 the City Council held a hearing declaring the property condition to be a public nuisance and authorized the City to abate the hazardous conditions.

After notice of the Council’s declaration and an opportunity to abate the illegal conditions without compliance, on October 25, 2025, the City, using a private contractor abated the Item 10.4
City Council Meeting Agenda - Page 227 of 238 - Monday, July 13, 2026 hazardous conditions. Once the work was completed, the City notified the property owner of the cost incurred and requested payment to cover the costs expended by the City to abate the public nuisance. When the property owner did not pay the costs, pursuant to Chapter 7.45 (Weed Abatement) of the PHMC, this hearing was scheduled for the Council to declare the costs of abatement to be a special assessment lien on the property and authorize the City Manager to forward to the Contra Costa County Assessor/Tax Collector for inclusion on the tax rolls for collection, the cost of abatement of hazardous weeds at 319 Gloria Drive.

Analysis
Property Information
The property is located on the south side of Gloria Drive, abutting 313 and 325 Gloria Drive and adjacent to the single-family residential lots at 312, 318, and 324 Belva Lane. The 7,300-sq-ft lot is developed with a 1,484-sq-ft single-family residence with a 360-sq-ft garage.

Weed Abatement
After the City Council passed a resolution declaring the conditions on the property to be a public nuisance and ordering the City to abate the nuisance. City staff reached out and received three proposals to complete the weed abatement. After review of the proposals, City staff selected 5 Star Tree and Landscape LLC as the contractor to complete the work. Prior to the abatement, the City provided notice to the property owner. Absent compliance by the property owner, on October 25, 2025, the conditions on the property were abated.

Weed Abatement Costs
The costs for this abatement included contractor billing to remove the weeds and City staff administrative time spent to abate the weeds on the property, which included time spent on getting a contractor to do the abatement and completing all necessary administrative activities to follow PHMC provisions.

In compliance with PHMC provisions, a letter was sent to the property owner requesting payment (Attachment B) in the amount of $3,573.64. After no response, the City has now noticed and placed this item on the City Council agenda to ask the Council to declare the costs to be a special assessment lien on the property and authorize the City Manager to forward this assessment to the Contra Costa County Tax Assessor/Collector for placement on the tax rolls for collection.

Item 10.4
City Council Meeting Agenda - Page 228 of 238 - Monday, July 13, 2026

FISCAL IMPACT
The action proposes to place a special assessment lien on the property with the Contra Costa County Tax Assessor/Collector which will result in the repayment of staff and contractor time spent on weed abatement for the property, thus, this action will not have a negative fiscal impact to the City.

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 declaring the costs of abatement to be a special assessment lien on the property and authorizing the City Manager to forward the assessment to the Contra Costa County Tax Assessor/Collector for placement of the assessment on the tax rolls for the property at 319 Gloria Drive.

ALTERNATIVES TO RECOMMENDED ACTION
Do not adopt the resolution and provide further direction to Staff.

ATTACHMENT(S)
Proposed Resolution
Attachment A - Notice Provided to Property Owner of Weed Abatement Assessment Attachment B - August 4, 2025 City Council Staff Report Declaring Public Nuisance and Order of Abatement (No Attachments)
Attachment C - August 4, 2025 City Council Resolution No. 34-25 Prepared by: Troy Fujimoto, City Planner
Reviewed by: Janet Coleson, City Attorney
Approved by: Ethan Bindernagel, City Manager
Item 10.4
City Council Meeting Agenda - Page 229 of 238 - Monday, July 13, 2026 RESOLUTION NO. -26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL,

DECLARING THE COSTS OF ABATEMENT TO BE A SPECIAL ASSESSMENT LIEN ON

THE PROPERTY AND AUTHORIZING THE CITY MANAGER TO FORWARD THE

ASSESSMENT TO THE CONTRA COSTA COUNTY TAX ASSESSOR/COLLECTOR FOR

PLACEMENT OF THE ASSESSMENT ON THE TAX ROLLS FOR THE PROPERTY AT 319 GLORIA DRIVE
WHEREAS, the City received multiple complaints of overgrown weeds at 319 Gloria Drive (APN: 150-021-002); and
WHEREAS, after noncompliance with the abatement of weeds, the City Council held a hearing on August 4, 2025, where the property was declared a public nuisance and an order of abatement was made; and
WHEREAS, the property owner was notified of the order to abate and failed to remove the weeds; and
WHEREAS, the City hired 5 Star Tree and Landscape LLC to abate the weeds and on October 25, 2025, the work was completed to abate the weeds; and WHEREAS, the City provided the costs to the property owner, requesting reimbursement, and no payment was made to the City; and
WHEREAS, the City has now scheduled a hearing with the City Council, with proper and timely notice of this meeting has been provided as prescribed in Chapter 7.45 of the Pleasant Hill Municipal Code.

NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Pleasant Hill that, the cost of abatement of the weeds is hereby made a special assessment lien on the property and the City Manager is authorized to submit the cost of abatement at 319 Gloria Drive to the Contra Costa Tax Assessor/Collector.
[Signatures on the Following Page]

Item 10.4
City Council Meeting Agenda - Page 230 of 238 - Monday, July 13, 2026 ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 13th day of July, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
ZAC SHESS, Mayor
ATTEST:
___________________________
LYONE P. CONNER, City Clerk
Item 10.4
City Council Meeting Agenda - Page 231 of 238 - Monday, July 13, 2026 Item 10.4
City Council Meeting Agenda - Page 232 of 238 - Monday, July 13, 2026 Item 10.4
City Council Meeting Agenda - Page 233 of 238 - Monday, July 13, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: August 4, 2025Click or tap here to enter text.

TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT RESOLUTION NO. __ - 25 DECLARING A PUBLIC NUISANCE DUE

TO THE PRESENCE OF WEEDS AND ORDERING THE ABATEMENT OF
SAME ON THE PROPERTY LOCATED AT 319 GLORIA DRIVE

SYNOPSIS
Pursuant to Pleasant Hill Municipal Code (PHMC) section 7.45.050, this is a public hearing for the City Council to consider declaring a public nuisance and ordering the abatement of extensive weed growth at 319 Gloria Drive. City Code Enforcement (CE) learned of the conditions onsite in April 2023 through an anonymous complaint. CE staff has issued five formal written notices, two administrative citations, and a notice regarding this hearing to the property owner, who has taken no action to date to address conditions onsite. Staff is requesting the City Council adopt the resolution, declare a public nuisance, and order an abatement.

DISCUSSION
Property Information
The property is located on the south side of Gloria Drive abutting 313 and 325 Gloria Drive and adjacent to the single-family residential lots at 312, 318, and 324 Belva Lane. The 7,300-sq-ft lot is developed with a 1,484-sq-ft single-family residence with a 360-sq-ft garage.

Item 10.4
City Council Meeting Agenda - Page 234 of 238 - Monday, July 13, 2026 Background
The City received multiple complaints in April 2023 about overgrown weeds at 319 Gloria Drive that were unsightly and a potential fire hazard. In accordance with Pleasant Hill Municipal Code (PHMC) section 7.05.070 (Determination of Nuisance – Notice to Abate), a notice to abate or show cause was first issued per required provisions, including certified mail on-site public posting.

The notice was returned to the City as “Unclaimed” after multiple unsuccessful attempted deliveries by the United States Postal Service (USPS). A second notice was sent with the same unclaimed status.

Code Enforcement (CE) staff followed up and reinspected the property and noted its condition had remained unchanged and continued to pose a potential hazard. As allowed per the PHMC, staff issued an administrative citation for $100. After a subsequent reinspection, CE staff issued a second administrative citation for $200 for lack of compliance. CE Staff was notified that the property owner’s payment for the administrative citation was returned by the bank.

CE staff conducted a second re-inspection and noted the property remained in violation. In response to the ongoing violation, CE staff issued a courtesy notice to the property owner noting that staff would now seek a court-ordered warrant abatement. However, as the rainy season arrived, the exigence to abate was minimized, though CE staff continued to monitor the property monthly and update file photos.

After the rainy season, the City received renewed complaints about the tall weeds onsite. Rather than pursue a court-ordered warrant, staff determined it would be more cost effective to adopt a new ordinance similar to the County Fire District, which notifies property owners of violations and assigns a deadline for compliance. If a deadline expires, County Fire abates the nuisance, and records the cost of the abatement against the property’s tax rolls as a special assessment.

This ordinance (No. 973) was adopted by the City Council on December 2, 2024.

Subsequently after another rainy season, in April 2025, the City received the same complaint about the property. In accordance with the new ordinance, the City issued two notices to abate or show cause in the same previous manner with similar unsuccessful results. As a result of continued noncompliance, on July 28, 2025, CE staff issued notice of this hearing to the property owner via regular and certified mail and posted the notice in a conspicuous place on the property.

Based on the continued noncompliance to address the hazardous and unsightly weed condition, CE staff requests City Council’s approval to abate and resolve the issue.

Violation Description
The property owner has allowed the proliferation of overgrown weeds onsite at 319 Gloria Drive since at least April 2023. The existing condition poses a health and safety risk and fire hazard in violation of the Pleasant Hill Municipal Code.

Findings
Despite CE staff’s numerous attempts at outreach, the property owner has taken no action to contact CE staff to discuss the merits of the case, bring the property into compliance, or seek redress from code enforcement actions. However, as noted, the property owner did attempt to Item 10.4
City Council Meeting Agenda - Page 235 of 238 - Monday, July 13, 2026 pay one of the two administrative citations issued in June 2023, which serves as prima facie evidence that the property owner was aware of the violation.

Other Requirements
Pursuant to PHMC section 7.45.090, a property owner may object to the proposed declaration of public nuisance and removal of weeds, rubbish, refuse, and dirt from the property during the public hearing on the matter. In accordance with PHMC sections 7.45.070 and 7.45.080, CE staff sent notice of this hearing via regular and certified mail to the property owner at the last known address, as shown on the assessment roll of the city, and conspicuously posted notice onsite at 319 Gloria Drive.

If the property owner appears before the City Council to appeal the notice, as set forth in PHMC section 7.45.090, the City Council shall hear and consider all objections to the proposed removal of weeds, rubbish, refuse, and dirt. Where appropriate, the reviewing authority may condition its approval on any or all of the following:
a. The City Council may continue the hearing from time to time. b. The City Council may adopt the resolution, declare a public nuisance and order an abatement.
c. Other conditions necessary to protect the public health, safety and welfare. d. The decision of the City Council is final.

Next Steps
If the City Council declares a public nuisance and authorizes staff to abate, staff will move forward with the abatement at 319 Gloria Drive, after which an invoice will be sent to the property owner for the cost of abatement. If the invoice is not paid within 30 days of notice, pursuant to PHMC section 7.45.140, CE staff will return to the City Council to request approval to place a lien against the property for the cost of abatement via county tax rolls.

FISCAL IMPACT
None. Any funds expended on abatement would be recovered via invoice payment or property lien recorded on the county tax rolls.

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
Adopt the Resolution to Declare a Public Nuisance and Order Abatement of Same Item 10.4
City Council Meeting Agenda - Page 236 of 238 - Monday, July 13, 2026

ALTERNATIVES TO RECOMMENDED ACTION
Continue the item to a later date with direction provided to staff, or afford the property owner additional time to bring the property into compliance.

ATTACHMENT(S)
Attachment A Proposed Resolution
Attachment B Courtesy letter
Attachment C Pleasant Hill Ordinance No. 973, adding Chapter §7.45 – Weed Abatement Attachment D Notice of Hearing
Prepared by: Luis Martinez, City Code Investigator
Reviewed by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager
Item 10.4
City Council Meeting Agenda - Page 237 of 238 - Monday, July 13, 2026 RESOLUTION NO. 34-25

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL, DECLARING A PUBLIC NUISANCE AT 319 GLORIA DRIVE AND ORDERING THE

ABATEMENT OF SAID NUISANCE CONDITIONS
WHEREAS, Chapter 7.45 of the Pleasant Hill Municipal Code ( PHMC) requires that it is the duty of any person owning, occupying, renting, managing, or controlling any real property in the city to remove or destroy such weeds and/or rubbish; and WHEREAS, a staff report has been prepared and submitted for City Council review summarizing the case file history and Code Enforcement actions taken to enforce PHMC Chapter

7.45; and
WHEREAS, the following actions have occurred; ( 1) City received a complaint from a resident about overgrown weeds; ( 2) the City issued multiple notices and citations to bring the property into compliance; ( 3) no response was provided by the property owner, who did, however, attempt to pay for a citation; ( 4) additional resident complaints resulted in the City issuing the property owner a courtesy notice to avoid warrant abatement, which went unanswered; and WHEREAS, on April 30, 2025, and again on May 28, 2025, the Code Enforcement Division, sent the property owner via certified mail a notice to abate or show cause and posted same notices in a conspicuous place on the property, which went unclaimed and unanswered; and NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Pleasant Hill, in accordance with Chapter 7.45 of the Pleasant Hill Municipal Code declares a public nuisance at 319 Gloria Drive and orders City staff to abate the nuisance condition.

ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting of the City Council held on the 4th day of August 2025, by the following vote:

AYES: La, Shess, Szakats, Noack
NOES: None
ABSTAIN: None
ABSENT: Obolenskiy
SUE NOACK, Mayor
ATTEST:

LYONE CONNER, City Clerk
Item 10.4
City Council Meeting Agenda - Page 238 of 238 - Monday, July 13, 2026