City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The acquisiƟon or construcƟon of any community center, municipal auditorium or hall, or similar public facility for the indoor presentaƟon of performances, shows, stage producƟons, fairs, convenƟons, exhibiƟons, pageants, meeƟngs, parƟes, or other group events, acƟviƟes, or funcƟons, whether those events, acƟviƟes, or funcƟons are public or private.
“Maintain” or “maintenance” means the furnishing of services and materials for the ordinary and usual maintenance, operaƟon, and servicing of any improvement, including:
Repair, removal, or replacement of all or any part of any improvement.
Providing for the life, growth, health, and beauty of landscaping, including culƟvaƟon, irrigaƟon, trimming, spraying, ferƟlizing, or treaƟng for disease or injury.
The removal of trimmings, rubbish, debris, and other solid waste.
The cleaning, sandblasƟng, and painƟng of walls and other improvements to remove or cover graffiƟ.
“Service” or “servicing” means the furnishing of:
Electric current or energy, gas, or other illuminaƟng agent for any public lighƟng faciliƟes or for the lighƟng or operaƟon of any other improvements.
Water for the irrigaƟon of any landscaping, the operaƟon of any fountains, or the maintenance of any other improvements.
“Incidental expenses” include all of the following:
The costs of preparaƟon of the report, including plans, specificaƟons, esƟmates, diagram, and assessment.
The costs of prinƟng, adverƟsing, and the giving of published, posted, and mailed noƟces.
CompensaƟon payable to the county for collecƟon of assessments.
CompensaƟon of any engineer or aƩorney employed to render services in proceedings pursuant to this part.
Any other expenses incidental to the construcƟon, installaƟon, or maintenance and servicing of the improvements.
Any expenses incidental to the issuance of bonds or notes pursuant to SecƟon 22662.5.
Costs associated with any elecƟons held for the approval of a new or increased assessment.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The City of Pleasanton’s work and Improvements (“Improvements”) for the property within the Maintenance District that is owned or maintained by the City of Pleasanton, are consistent with these definiƟons. Plans and specificaƟons for these Improvements are filed with the City of Pleasanton Landscape Architect and are incorporated herein by reference.
Windsor Description of Improvements
The improvements which are the subject of this Report are briefly described as follows:
The maintenance and repair of designated landscaped areas and open space areas, entry features, masonry soundwalls, common area drainage ditches, irrigaƟon systems, trees and planƟngs in designated landscaped areas, furnishing of water and power for irrigaƟon systems, and streetlights, together with all appurtenant and incidental expenses within Tract 6320, City of Pleasanton.
Landscape Plans and specificaƟons for the improvements to this LighƟng and Landscape Maintenance District are those prepared by Thomas Baak & Associates, dated July 1993, Grading Plans dated March 1990, and Improvement Plans Prepared by DK Associates, dated May 1990. These plans and specificaƟons have been filed separately with the Clerk of the LegislaƟve body and are incorporated in this report by reference.
Recommended Capital Improvements
Some of the Improvements including the irrigaƟon system, trees and other plants, in the Landscape Maintenance District No. 1993-1, Windsor, are overdue for some much-needed upgrades and repairs. However, the Maintenance District reserve fund balance is insufficient to make these improvements.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The city draŌed a schedule of recommended capital improvement projects that need to be addressed and their respecƟve cost esƟmate, as well as a planned replacement/renovaƟon schedule, to fund the necessary capital improvements and maintain the district to a similar level to when the LMD was created. Even with the HOA taking over parƟal maintenance responsibiliƟes, staff esƟmates that the annual assessments would need to be increased from $269 to approximately $400 with the inclusion of an inflaƟon escalator and likely double that if the HOA no longer pays for water and rouƟne maintenance. Improvement costs over the next decade are projected to be around $700,000. This includes the $100,000 or so in turf conversion costs for the turf areas along Bernal Avenue and Tapestry Way that are required by 2028. The city is working with a consultant and the HOA to develop the level of maintenance and recommended capital improvements during the upcoming year to create a comprehensive maintenance and improvement plan and associated costs.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Estimate of Cost and Budget – Fiscal Year 2026-27
The budget, on the following page, shows the esƟmate of cost of the Improvements to be funded by the Maintenance District in Fiscal Year 2026-27.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Figure 1 – EsƟmate of Costs and Revenues for fiscal year 2026-27 City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
2026-27 Estimate of Costs
Budget
Installation, Maintenance, and Servicing Costs
Landscaping (maintenance)
Basic maintenance $0.00
Extra work[i]
tree pruning and removal $15,000.00
cleaning out v-ditches
lawn conversion $0.00
repair irrigation $5,000.00
Water $0.00
Power $320.00
Total for Installation, Maintenance and Servicing $20,320.00 Incidental and Administration Costs[ii]
City of Pleasanton Assessment Administration $1,800.00
County Fees for Collection of Assessment $405.90
Total Incidental and Administrative Costs $2,205.90
Amount to/(from) Reserve Fund[iii]
Reserve/Long-term Replacement Fund for
scheduled long-term replacement of various
district improvements
$1,739.90
Total Costs $24,266
Budget Allocation to Property
Single Family
Number of Equivalent Assessment Total
Parcels/Units Units (SFE)[iv]
Rate Assessment[v]
90 90 $269.62 $24,265.80
ExplanaƟon of Annual Assessment Rate per Unit:
90 units @ $269.62 assessment per year (= $265.11 + $4.51 County CollecƟon Fee)
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Notes to Estimate of Costs
1. ConƟngency to address maintenance that is not rouƟne in nature, such as repair or replacement of broken irrigaƟon valves and lines or pruning/removing failed trees or tree limbs.
2. The HOA has accepted responsibility for the water costs.
3. Incidental and administraƟon cost esƟmates include City staff hours dedicated to the administraƟon of the assessment (including staff Ɵme to bid work, monitor contracts and contractors, respond to residents’ inquiries, etc.), county charges for inclusion of assessments on property tax bills, and other incidental costs.
4. The district’s capital repair and replacement anƟcipated year-end fund balance is approximately $6,200. The projected 2026-27 expenses reflect a reduced amount of maintenance to begin to recover the deficit, although it is likely that the irrigaƟon system will conƟnue to fail and cause significant expenses due to loss of water and repair costs.
The reserve fund is running as a deficit and no other city funds have been impacted by the deficit. Reserve/replacement funds will go toward paying Windsor’s deficit and are held in an interest-bearing account unƟl needed for repairs to the irrigaƟon system, landscaping or other District features.
5. The rate shown here is for a single-family home or its equivalent. For the definiƟon of the term Single Family Equivalent (SFE) and rates for other types of property, see the secƟon Ɵtled, “Method of Assessment” and the secƟons following it in this report.
6. The Act requires that proceeds from the assessments must be deposited into a special fund that has been set up for the revenues and expenditures of the Maintenance District. Moreover, funds raised by the assessment shall be used only for the purposes stated within this Report. Any balance remaining at the end of the Fiscal Year, June 30, must be carried over to the next Fiscal Year. The District may also establish a reserve fund for conƟngencies and special projects as well as a capital improvement fund for accumulaƟng funds for larger capital improvement projects or capital renovaƟon needs. Any
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
remaining balance would either be placed in the reserve fund, the capital improvement fund, or would be used to reduce future years' assessments. The Landscape Maintenance District 1993-1, Windsor, reserve/replacement funds are held in an interest-bearing account unƟl needed for repairs to the irrigaƟon system, landscaping or other District features.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Method of Assessment Apportionment
Method of Apportionment
This secƟon of the Engineer's Report includes an explanaƟon of the benefits to be derived from the installaƟon, maintenance and servicing of Improvements and landscaping for the Maintenance District and the methodology used to apporƟon the total assessment to the properƟes within the Maintenance District .
The method used for apporƟoning the assessment is based upon the relaƟve special benefits to be derived by the properƟes in the Maintenance District over and above general benefits conferred on real property or to the public at large.
The assessment is apporƟoned to lots and parcels in proporƟon to the relaƟve cost of the special benefits from the Improvements. Special benefit is calculated for each parcel in the Maintenance District using the following process:
1. IdenƟficaƟon of all benefit factors derived from the Improvements
2. CalculaƟon of the proporƟon of these benefits that are general
3. DeterminaƟon of the relaƟve special benefit per property type
4. CalculaƟon of the specific assessment for each individual parcel based upon special vs. general benefit; locaƟon, property type, property characterisƟcs, improvements on property and other supporƟng aƩributes
The parcels within the LighƟng and Landscape Maintenance District No. 1993-1, Windsor, consist of all Assessor Parcels within the boundaries as defined by the Assessment Diagram included within this Report and the Assessor Parcel Numbers listed within the included Assessment Roll. The method used for apporƟoning the assessments is based upon the proporƟonal special benefits to be derived by the properƟes in the Maintenance District, over and above general benefits conferred on real property or to the public at large. The apporƟonment of special benefit is a two-step process: the first step is to idenƟfy the types of special benefit arising from the Improvements, and the second step is to allocate the assessments to property based on the esƟmated relaƟve special benefit for each type of property..
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Discussion of Benefit
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, SecƟon 22573 of the Landscaping and LighƟng Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apporƟoned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proporƟon to the esƟmated benefits to be received by each such lot or parcel from the Improvements." ProposiƟon 218, as codified in ArƟcle XIIID of the California ConsƟtuƟon, has confirmed that assessments must be based on the special benefit to property:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proporƟonal special benefit conferred on that parcel."
In this case, the 2008 Silicon Valley Taxpayers AssociaƟon, Inc. vs Santa Clara County Open Space Authority (“SVTA”) decision provides enhanced clarity to the definiƟon of special benefits to properƟes from similar public improvements in three disƟnct areas:
Proximity
Expanded or improved access
Views
The SVTA decision also clarifies that a special benefit is a service or improvement that provides a direct advantage to a parcel, and that indirect or derivaƟve advantages resulƟng from the overall public benefits from a service or improvement are general benefits.
Proximity, improved access and views, in addiƟon to the other special benefits listed herein further strengthen the basis of these assessments.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The following benefit categories summarize the types of special benefit to residenƟal and other lots and parcels resulƟng from installaƟon, maintenance and servicing of landscaping, irrigaƟon, sidewalks, signs, lights and other improvements to be provided with the assessment proceeds. These categories of special benefits are derived from the statutes passed by the California Legislature and studies which describe the types of special benefit received by property from maintenance and improvements such as those provided by the City of Pleasanton, LighƟng and Landscaping Maintenance District No. 1993-1, Windsor. These types of special benefit are summarized as follows:
A. Improved access to landscaped areas and other permanent public improvements
B. Proximity to improved landscaped areas and other permanent public improvements
C. Improved views
D. Extension of a property’s outdoor areas and landscaped areas for properƟes within close proximity to the Improvements.
E. CreaƟon of individual lots for residenƟal use that, in absence of the assessments, would not have been created
The above benefit factors, when applied to property in the Maintenance District, specifically increase the uƟlity and usefulness of the property within the Maintenance District. For example, the assessments will provide funding to improve and maintain the public landscaping next to the parcels within the Maintenance District. Such improved and well-maintained landscaping enhances the overall quality, desirability, uƟlity and safety of the properƟes.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
General versus Special Benefit
ArƟcle XIIID, SecƟon 4(a) of the California ConsƟtuƟon requires any local agency proposing to increase or impose a benefit assessment to “separate the general benefits from the special benefits conferred on a parcel.” The raƟonale for separaƟng special and general benefits is to ensure that property owners subject to the benefit assessment are not paying for general benefits. Property may be assessed to fund improvements to the extent of the special benefits conferred by the Improvements; but general benefits are not assessable. Accordingly, a separate esƟmate of the special and general benefit is given in this secƟon.
ArƟcle XIIID never defines the term “general benefit.” The definiƟon of special benefit in SecƟon 2(i) includes the statement that general enhancement of property value does not consƟtute special benefit. General benefit may be described as “an indirect, derivaƟve advantage” resulƟng from the improvements.
One infers from ArƟcle XIIID that all benefit is either general or special.
In other words:
Total
Benefit = General
Benefit + Special
Benefit
There is no widely-accepted or statutory formula for quanƟfying the amount of any general benefit that is idenƟfied.
In this Report, the general benefit is first idenƟfied, generously esƟmated, and then budgeted so that it is funded, as required by ProposiƟon 218, by sources other than the Assessment.
A formula to esƟmate the general benefit is listed below:
General
Benefit =
Benefit to Real
Property Outside
the Assessment
District
+
Benefit to Real Property
Inside the Assessment
District that is Indirect and
DerivaƟve
+
Benefit to
the Public
at Large
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Special benefit, on the other hand, is defined in the California consƟtuƟon as “a parƟcular and disƟnct benefit over and above general benefits conferred on real property located in the district or to the public at large.” A special benefit is conferred to a property if the property “receives a direct advantage from the improvement (e.g., proximity to setback landscaping).” In the Maintenance District, as noted, properƟes have close and unique proximity, views of and access to the Improvements, and uniquely improved uƟlity and desirability from the Improvements, and other properƟes and the public at large do not receive such benefits because they do not have proximity, access to or views of the Improvements. Therefore, the overwhelming proporƟon of the benefits conferred to property is special, and only minimal general benefit is conferred on property outside the Maintenance District or to the public at large.
This Engineer’s Report includes a specific, quanƟfied calculaƟon of general benefits, as described below, that is based in part on the use by people outside of the Maintenance District. Moreover, the proporƟonality of the Assessments to the special benefits conferred on each parcel, based in large part on proximity, is established as well.
Calculating General Benefit and Special Benefit Paid From Other Funds In this secƟon, the total general benefit, which must be paid from other non- assessment funds, is conservaƟvely esƟmated, quanƟfied, described and separated, and then budgeted to absolutely ensure that it is funded by sources other than this assessment.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Benefit to Property Outside the Maintenance District = 0.0% In summary, real property located within the boundaries of the Maintenance District disƟnctly and directly benefit from closer proximity, access and views of the Improvements funded by the Assessments, the creaƟon of developable parcels, and from the extension of usable land area provided by the assessments.
The Improvements are specifically designed to serve local properƟes in the Maintenance District, not other properƟes nor the public at large. The Maintenance District has been narrowly drawn to include those parcels that receive a direct advantage from the Improvements. The public at large and other properƟes outside the Maintenance District receive only limited benefits from the Improvements because they do not have proximity, good access or views of the Improvements. These are special benefits to property in the Maintenance District in much the same way that sewer and water faciliƟes, sidewalks and paved streets enhance the uƟlity and desirability of specific proximate properƟes and make them more funcƟonal to use, safer and easier to access.
ProperƟes within the proposed Maintenance District receive almost all the special benefits from the Improvements because properƟes in the Maintenance District enjoy unique and close proximity and access to the Improvements that are enjoyed less by other properƟes or the public at large. The landscaping Improvements are specifically designed to benefit the properƟes in the Maintenance District.
Furthermore, there are mulƟple, proximate open space, landscaped areas, and other improvements outside of the Maintenance District, funded by other sources, that provide most of the open space and landscaping benefits to nearby parcels that are outside of the Maintenance District.
In other words, the landscaping Improvements maintained by the proposed Assessments specially benefit the properƟes within the Maintenance District, but other nearby improvements primarily benefit other proximate properƟes.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Nonetheless, there could be certain properƟes that are outside the boundaries of the Maintenance District and that may benefit from the landscape Improvements.
AŌer close examinaƟon, and based on the locaƟon of the Windsor development, with Interstate 680 to the east, Arroyo de la Laguna to the west, and Bernal Avenue to the south, it was concluded that there are no proximate parcels that could be idenƟfied as receiving any special benefit from the Maintenance District Improvements.
If any parcels were proximate to the Windsor development, and if it was idenƟfied that those parcels receive some special benefit from the improvements, those benefits would likely be improved views, proximity and/or access, but would not receive extension of outdoor areas nor the special benefit of parcel creaƟon. Since those adjacent properƟes would only receive a 3 of the 5 major special benefits, a 60% factor would be applied.
Total General Benefit to ProperƟes Outside of the District = 0.0%:
AssumpƟons:
0 parcels outside and adjacent to the District
90 parcels in the Maintenance District
CalculaƟon
General Benefit to Property outside the Improvement
District =
(0 / (0 + 90)) * 60% = 0.0 %
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Benefit to Property Inside the District that is Indirect and Derivative = 0% The “indirect and derivaƟve” benefit to property within the Maintenance District is parƟcularly difficult to calculate. A solid argument can be presented that all benefit within the Maintenance District is special, because the Improvements are clearly “over and above” and “parƟcular and disƟnct” when compared with the unique proximity, access and views of the Improvements enjoyed by benefiƟng properƟes in the Maintenance District.
Nevertheless, the SVTA decision indicates that there may be general benefit “conferred on real property located in the district.” A measure of the general benefits to property within the Maintenance District is the percentage of land area within the Maintenance District that is publicly owned, open to the public, and used for regional purposes such as major roads, rail lines, hospitals, and other regional faciliƟes because such properƟes, while physically within the Maintenance District, are used for regional purposes and could provide indirect benefits to the public at large. In this case, essenƟally 0% of the land area is used for such regional purposes.
Benefit To The Public At Large = 10%
The general benefit to the public at large can be esƟmated by the proporƟonate amount of Ɵme that the Maintenance District’s public landscaped areas and faciliƟes are used and enjoyed by individuals who are not residents, employees, customers or property owners in the Assessment Area. Based on surveys and research conducted by SCI, in which visitors to similar landscape, open space and parks, at various Ɵmes of the day, evening, and week, were asked to look at a District map and to idenƟfy whether they lived or worked within the City, less than 5% of the use of similar landscape, open space, parks or recreaƟon areas is by the public at large. When people outside the Maintenance District use landscape, open space, parks or recreaƟon areas, they diminish the availability of such faciliƟes for people within the Maintenance District. Therefore, another 5% of general benefits are allocated for people within the Maintenance District.
Combining these two elements of general benefit, we find that 10% of the benefits from the Improvements are general benefits to the public at large.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Total General Benefits To Be Financially Contributed From Other Funds is
19.6%
Using a sum of these three measures of general benefit, we find that approximately 19.6% of the benefits conferred by the Improvements may be general in nature and should be funded by sources other than the Assessments.
General Benefit CalculaƟon
0.0% (Outside the Maintenance District)
+ 0.0% (Inside the Maintenance District – indirect and derivaƟve) + 10.0% (Public at Large)
= 10.0% (Total General Benefit)
Source of Financial Contributions from Other Funds to Satisfy the 10.0% Requirement
The general benefit contribuƟon is paid in part from other “in-kind,” non-monetary contribuƟons from the City in the form of infrastructure criƟcal to the conƟnued maintenance of the Maintenance District Improvements, as described below. Also, general benefit contribuƟons come from the “annuity” value of the improvements that were constructed by the developer.
The City of Pleasanton owns, maintains, rehabilitates and replaces the curb and guƩer along the border of the Maintenance District. This curb and guƩer serves to support, contain, retain, manage irrigaƟon flow and growth, and provide a boundary for the Improvements. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the curb and guƩer is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local curb and guƩer, the budget would increase by at least 10%.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The City of Pleasanton owns and maintains a storm drainage system along the border of the Maintenance District. This system serves to prevent flooding and associated damage to the Improvements, and manage urban runoff including local pollutants loading from the Improvements. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the local storm drainage system is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local storm drainage system, the budget would increase by at least 10%.
The City of Pleasanton owns and maintains local public streets throughout the Maintenance District. These public streets provide access to the Improvements for its enjoyment as well as efficient maintenance. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the local public streets is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local public streets, the budget would increase by at least 10%.
The value of the iniƟal Improvements constructed by the Developer can be quanƟfied and moneƟzed as an annuity to be amorƟzed. Since the iniƟal Improvements were performed and paid for by non-assessment funds, this “annuity” can be used to offset general benefit costs, and is conservaƟvely esƟmated to contribute 20%. In other words, if the Maintenance District were required to construct all the Improvements, the annual budget would increase by at least 20%.
In other words, there is a 10.0% contribuƟon needed to offset the general benefits conferred by the Improvements, and there is a 50% contribuƟon from City of Pleasanton supporƟng local infrastructure, along with the amorƟzed value of iniƟal construcƟon. This 50% contribuƟon more than saƟsfies the general benefit requirements.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The esƟmates used above for the City of Pleasanton’s “in-kind,” non-monetary contribuƟons for the maintenance, rehabilitaƟon and replacement of the curbs and guƩers, storm drainage systems, local streets (the “supporƟve infrastructure”), and the value of the iniƟal Improvements constructed by the Developer, are based on industry standards; typical and standard quanƟty raƟos between this supporƟve infrastructure (including the City’s relaƟve associated maintenance costs) and similar Improvements; and on the assessment Engineer’s professional experience on planning and working in such projects.
Source of ContribuƟons from Other Funds to SaƟsfy 19.6% Requirement City non-monetary contribuƟons:
10.0% (Curb and guƩer)
+ 10.0% (Storm drainage system)
+ 10.0% (Public roads)
+ 20.0% (AmorƟzed value of iniƟal construcƟon)
= 50.0% (Total General Benefit paid from other funds)
Zones of Benefit
The boundaries of the Assessment Area are carefully drawn to only include the properƟes that are proximate to the Improvements and that would materially benefit from the Improvements.
In SVTA, the court noted that even a local agency-wide assessment district is appropriate under the right condiƟons:
“Thus, if an assessment district is narrowly drawn, the fact that a benefit is conferred throughout the district does not make it general rather than special. In that circumstance, the characterizaƟon of a benefit may depend on whether the
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
parcel receives a direct advantage from the improvement (e.g., proximity to a park) or receives an indirect, derivaƟve advantage resulƟng from the overall public benefits of the improvement (e.g., general enhancement of the district's property values).”
The court therefore acknowledged the appropriateness of a District-wide assessment so long as each parcel receives a direct advantage from the assessment-funded improvement or service. As demonstrated in this Report, each parcel in the Maintenance District receives a direct advantage and special benefit from the Improvements.
In the Maintenance District, the advantage that each parcel receives from the Improvements is direct, and the boundaries are narrowly drawn to include only parcels that benefit from the Assessment. Therefore, the even spread of assessment throughout the narrowly drawn district is indeed consistent with the SVTA decision. The benefits from the Improvements within the Maintenance District do not vary further based on proximity of the parcels to the Improvements because the increased benefits of greater proximity to the Improvements are generally offset by a parallel increase in negaƟve factors such as higher levels of traffic, noise, etc. that comes with increased proximity.
Consequently, since all parcels in the Maintenance District have good access and proximity to the Improvements and the benefits to relaƟvely closer proximity are offset by other factors, addiƟonal proximity is not considered to be a factor in determining benefit within the Maintenance District. Therefore, zones of benefit are not jusƟfied or needed within the Maintenance District Method of Assessment
As previously discussed, the Assessments provide comprehensive Improvements that clearly confers direct and special benefits to properƟes in the Maintenance District.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The allocaƟon of special benefits to property is primarily based on the type of property and the size of property. These benefits can also parƟally be measured by the occupants on property in the Maintenance District because such parcel populaƟon density is a measure of the relaƟve benefit a parcel receives from the Improvements. It should be noted that many other types of “tradiƟonal” assessments also use parcel populaƟon densiƟes to apporƟon the assessments.
For example, the assessments for sewer systems, roads and water systems are typically allocated based on the populaƟon density of the parcels assessed.
Therefore, the apporƟonment of benefit is reasonably based on the type of parcel, the size of parcels and the populaƟon density of parcels.
A criƟcal step in apporƟoning assessments is to determine the relaƟve special benefit for each property. This process involves determining the relaƟve benefit received by each property in relaƟon to a single-family home, or, in other words, on the basis of Single-Family Equivalent (SFE) units. This SFE methodology is commonly used to distribute assessments in proporƟon to esƟmated special benefit and is generally recognized as providing the basis for a fair and appropriate distribuƟon of assessments. For the purposes of this Engineer’s Report, all properƟes are designated an SFE value, which is each property’s relaƟve benefit in relaƟon 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 unit or one SFE.
Finally, the special benefits to be derived from the Assessments will be conferred on property and are not based on a specific property owner’s use of the Improvements, a specific property owner’s occupancy of property, or the property owner’s demographic status such as age or number of dependents. The benefits derived to property are related to the average number of people who could potenƟally live on, work at, or otherwise could occupy a property, not how the property is currently used by the present owner. Therefore, the number of people who could, or potenƟally, live on, work at or otherwise occupy a property is one indicator of the relaƟve level of benefit received by a property.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
In conclusion, the Assessment Engineer determined that the appropriate method of assessment apporƟonment should be based on the type of property, the relaƟve size of the property, property locaƟon, its relaƟve populaƟon and its proximity to the landscaping and open space faciliƟes. This method is further described below.
Residential Properties
The Windsor development is a residenƟal single-family development project consisƟng of a total of 90 single-family home parcels. As such, each residenƟal property receives similar benefit from the proposed Improvements.
Therefore, the Engineer has determined that the appropriate method of apporƟonment of the benefits derived by all parcels is on a dwelling unit or single- family residence basis. All improved properƟes, or properƟes proposed for development, are assigned one Single Family Equivalent unit or 1 SFE factor equal to the number of dwelling units developed or planned for the property..
Other Properties
ArƟcle XIIID sƟpulates that publicly owned properƟes must be assessed unless there is clear and convincing evidence that those properƟes receive no special benefit from the Assessment.
All properƟes that are specially benefited are assessed. Other publicly owned property that is used for purposes similar to private residenƟal, commercial, industrial or insƟtuƟonal uses is benefited and assessed at the same rate as such privately owned property.
Miscellaneous, small and other parcels such as roads, right-of-way parcels, and common areas typically do not generate significant numbers of employees, residents, customers or guests, who would have access to or use the Improvements. These miscellaneous parcels therefore receive no benefit from the Improvements and are assessed an SFE benefit factor of 0 SFEs.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The Assessment Rate Increases Annually by CPI
It should also be noted that the Maintenance District assessment rates cannot be increased annually, and the total revenues remain the same year aŌer year, assessing $265.11 per SFE or parcel, which is the maximum authorized assessment. To increase the annual assessment rate or to add an annual Consumer Price Index escalator to the assessment rate, approval of the property owners is required via a ProposiƟon 218 assessment ballot proceeding.
Appeals of Assessments Levied to Property
Any property owner who feels that the assessment levied on their property is in error as a result of incorrect informaƟon being used to apply the foregoing method of assessment may file a wriƩen appeal with the City of Pleasanton City Engineer or his or her designee. Any such appeal is limited to correcƟon of an assessment during the current Fiscal Year and applicable law. Upon filing of any such appeal, the City of Pleasanton City Engineer or his or her designee will promptly review the appeal and any informaƟon provided by the property owner. If the City of Pleasanton City Engineer or his or her designee finds that the assessment should be modified, the appropriate changes shall be made to the Assessment Roll. If any such changes are approved aŌer the Assessment Roll has been filed with the County for collecƟon, the City Engineer or his or her designee is authorized to refund to the property owner the amount of any approved reducƟon.
Assessment Funds Must Be Expended Within the Maintenance District Area
The net available Assessment funds, aŌer incidental, administraƟve, financing and other costs, shall be expended exclusively for Improvements within the boundaries of the Maintenance District and appropriate incidental and administraƟve costs as defined in the Plans and SpecificaƟons secƟon.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Assessment
WHEREAS, the City of Pleasanton City Council directed the undersigned Engineer of Work to prepare and file a report presenƟng an esƟmate of costs, a diagram for the Maintenance District, and an assessment of the esƟmated costs of the Improvements upon all assessable parcels within the Maintenance District; NOW, THEREFORE, the undersigned, by virtue of the power vested in me under the Act, ArƟcle XIIID of the California ConsƟtuƟon, and the order of the City Council of the City of Pleasanton, hereby makes the following assessment to cover the porƟon of the esƟmated cost of the Improvements, and the costs and expenses incidental thereto to be paid by the Maintenance District.
The amount to be paid for said Improvements and the expense incidental thereto, to be paid by the Maintenance District for the Fiscal Year 2026-27 is generally as follows:
Figure 2 – Summary Cost EsƟmate – Windsor LMD No. 1993-1 Budget Item Budgeted
Cost
Installation, Maintenance, and Servicing Costs $20,320.00 Incidental and Administration Costs $2,205.90
Amount to/(from) Reserve Fund $1,739.90
Total Budget $24,265.80
As required by the Act, an Assessment Diagram showing the exterior boundaries of the Maintenance District is hereto aƩached and incorporated herein by reference. The disƟncƟve number of each parcel or lot of land in the Maintenance District is its Assessor Parcel Number appearing on the Assessment Roll.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
I do hereby assess and apporƟon the net amount of the cost and expenses of the Improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the Maintenance District, in accordance with the special benefits to be received by each parcel or lot, from the Improvements, and more parƟcularly set forth in the EsƟmate of Cost and Method of Assessment in the Report.
The Assessment is made upon the parcels or lots of land within the Maintenance District in proporƟon to the special benefits to be received by the parcels or lots of land, from the Improvements.
The Maintenance District's assessment rate for fiscal year 2026-27 remains unchanged at $265.11 per single-family equivalent (SFE) benefit unit (base rate), plus the County collecƟon fee of $4.51 per parcel, for a total of $269.62 per assessable parcel.
Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as will be shown on the Assessor's Maps of Alameda County for the Fiscal Year 2026-27. For a more parƟcular descripƟon of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.
I hereby will 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 Maintenance District.
Dated: May 6, 2026
Engineer of Work
By
John W. Bliss, License No. C052091
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Certificates Page
LIGHTING AND LANDSCAPE MAINTENANCE DISTRICT 1993-1, WINDSOR
CITY OF PLEASANTON, ALAMEDA COUNTY , CALIFORNIA
(Pursuant to the Landscaping and LighƟng Act of 1972)
The undersigned respecƞully submits the enclosed Engineer's Report and does hereby cerƟfy that this Engineer's Report and the Assessment have been prepared by me as directed by the City Council.
JOHN W. BLISS, Engineer of Work, License No.C052091
By:__________________________________________
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto aƩached, was filed with me on the _________day of______________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto aƩached, was approved and confirmed by the City Council of the City of Pleasanton, Alameda County, California, on the ______________day of____________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
I HEREBY CERTIFY that a cerƟfied copy of the enclosed Engineer's Report, including Assessment Roll and Assessment Diagram was filed with the County Auditor of the County of Alameda, on the ______________day of_______________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Assessment Diagram
The Maintenance District includes all properƟes within the Windsor subdivision, as displayed on the following Assessment Diagram. The lines and dimensions of each lot or parcel within the Maintenance District are those lines and dimensions as shown on the maps of the Assessor of Alameda County for Fiscal Year 2026-27, and are incorporated herein by reference, and made a part of this Diagram and this Report.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Assessment Roll FY 2026-27 –Windsor LMD No 1993-1
ASSESSMENT
DIAGRAM NO.
ASSESSOR'S
PARCEL
NUMBER
ASSESSMENT
AMOUNT
COLLECTION
CHARGE
(0.017)
TOTAL
1 946-3541-06 $265.11 $4.51 $269.62
2 946-3541-07 $265.11 $4.51 $269.62
3 946-3541-08 $265.11 $4.51 $269.62
4 946-3541-09 $265.11 $4.51 $269.62
5 946-3541-10 $265.11 $4.51 $269.62
6 946-3541-11 $265.11 $4.51 $269.62
7 946-3541-12 $265.11 $4.51 $269.62
8 946-3541-13 $265.11 $4.51 $269.62
9 946-3541-14 $265.11 $4.51 $269.62
10 946-3541-15 $265.11 $4.51 $269.62
11 946-3541-16 $265.11 $4.51 $269.62
12 946-3541-17 $265.11 $4.51 $269.62
13 946-3541-18 $265.11 $4.51 $269.62
14 946-3541-19 $265.11 $4.51 $269.62
15 946-3541-20 $265.11 $4.51 $269.62
16 946-3541-21 $265.11 $4.51 $269.62
17 946-3541-22 $265.11 $4.51 $269.62
18 946-3541-23 $265.11 $4.51 $269.62
19 946-3541-24 $265.11 $4.51 $269.62
20 946-3541-25 $265.11 $4.51 $269.62
21 946-3541-26 $265.11 $4.51 $269.62
22 946-3542-01 $265.11 $4.51 $269.62
23 946-3542-02 $265.11 $4.51 $269.62
24 946-3542-03 $265.11 $4.51 $269.62
25 946-3542-04 $265.11 $4.51 $269.62
26 946-3542-05 $265.11 $4.51 $269.62
27 946-3542-06 $265.11 $4.51 $269.62
28 946-3542-07 $265.11 $4.51 $269.62
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
29 946-3542-08 $265.11 $4.51 $269.62
30 946-3542-09 $265.11 $4.51 $269.62
31 946-3542-10 $265.11 $4.51 $269.62
32 946-3542-11 $265.11 $4.51 $269.62
33 946-3542-12 $265.11 $4.51 $269.62
34 946-3542-13 $265.11 $4.51 $269.62
35 946-3542-14 $265.11 $4.51 $269.62
36 946-3542-15 $265.11 $4.51 $269.62
37 946-3542-16 $265.11 $4.51 $269.62
38 946-3542-17 $265.11 $4.51 $269.62
39 946-3542-18 $265.11 $4.51 $269.62
40 946-3542-19 $265.11 $4.51 $269.62
41 946-3542-20 $265.11 $4.51 $269.62
42 946-3542-21 $265.11 $4.51 $269.62
43 946-3541-27 $265.11 $4.51 $269.62
44 946-3541-28 $265.11 $4.51 $269.62
45 946-3541-29 $265.11 $4.51 $269.62
46 946-3541-30 $265.11 $4.51 $269.62
47 946-3541-31 $265.11 $4.51 $269.62
48 946-3541-32 $265.11 $4.51 $269.62
49 946-3541-33 $265.11 $4.51 $269.62
50 946-3541-34 $265.11 $4.51 $269.62
51 946-3541-35 $265.11 $4.51 $269.62
52 946-3541-36 $265.11 $4.51 $269.62
53 946-3541-37 $265.11 $4.51 $269.62
54 946-3541-38 $265.11 $4.51 $269.62
55 946-3541-39-1 $265.11 $4.51 $269.62
56 946-3541-40-2 $265.11 $4.51 $269.62
57 946-3541-41 $265.11 $4.51 $269.62
58 946-3541-42 $265.11 $4.51 $269.62
59 946-3541-43 $265.11 $4.51 $269.62
60 946-3541-44 $265.11 $4.51 $269.62
61 946-3541-45 $265.11 $4.51 $269.62
62 946-3541-46 $265.11 $4.51 $269.62
63 946-3541-47 $265.11 $4.51 $269.62
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
64 946-3541-48 $265.11 $4.51 $269.62
65 946-3541-49 $265.11 $4.51 $269.62
66 946-3541-50 $265.11 $4.51 $269.62
67 946-3541-51 $265.11 $4.51 $269.62
68 946-3541-52 $265.11 $4.51 $269.62
69 946-3541-53 $265.11 $4.51 $269.62
70 946-3541-54 $265.11 $4.51 $269.62
71 946-3541-55 $265.11 $4.51 $269.62
72 946-3541-56 $265.11 $4.51 $269.62
73 946-3541-57 $265.11 $4.51 $269.62
74 946-3541-58 $265.11 $4.51 $269.62
75 946-3541-59 $265.11 $4.51 $269.62
76 946-3542-22 $265.11 $4.51 $269.62
77 946-3542-23 $265.11 $4.51 $269.62
78 946-3542-24 $265.11 $4.51 $269.62
79 946-3542-25 $265.11 $4.51 $269.62
80 946-3542-26 $265.11 $4.51 $269.62
81 946-3542-27 $265.11 $4.51 $269.62
82 946-3542-28 $265.11 $4.51 $269.62
83 946-3542-29 $265.11 $4.51 $269.62
84 946-3542-30 $265.11 $4.51 $269.62
85 946-3542-31 $265.11 $4.51 $269.62
86 946-3542-32 $265.11 $4.51 $269.62
87 946-3542-33 $265.11 $4.51 $269.62
88 946-3542-34 $265.11 $4.51 $269.62
89 946-3542-35 $265.11 $4.51 $269.62
90 946-3542-36 $265.11 $4.51 $269.62
90 TOTAL ASSESSMENTS: $23,859.90 $405.90 $24,265.80
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Figure 3 - FY 2025-26 Actual Costs and Revenues
135 Windsor
Item Budget Expenditures*
Anticipated
Remaining
Expenditures
Anticipated Year-
end Balance
Installation and Maintenance
Basic Maintenance** $0.00 $0.00 $0.00 $0.00
Extra Work*** $12,000.00 $7,102.53 $1,050.79 $3,846.68 Water** $0.00 $0.00 $0.00 $0.00
Power $275.00 $270.28 $39.99 ($35.27)
Subtotal $12,275.00 $7,372.81 $1,090.77 $3,811.42
Incidental and Administrative City of Pleasanton Assessment Administration $1,800.00 $0.00 $1,800.00 $0.00
County Fees for Collection of
Assessment $405.90 $405.90 $0.00 $0.00
Proposition 218-compliance process $36,000.00 $0.00 $0.00 $36,000.00 Subtotal $38,205.90 $405.90 $1,800.00 $36,000.00
Annual Assessment $24,265.80
Reserve
Starting Fund Balance (7/1/2025) ($7,380.65)
Budgeted Year-End Fund Balance ($33,595.75)
Anticipated Year-End Fund Balance $6,215.67
* Expenditures from July 1, 2025 to May 7, 2026
** HOA took over basic maintenance and water costs, but city still responsible for testing *** Extra work typically includes tree pruning, tree removal, and irrigation repairs and replacement.
ATTACHMENT 4
RESOLUTION NO.2026-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON TO
APPROVE THE INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1993 -2 BONDE RANCH FOR FISCAL YEAR 2026/27; DECLARING THE INTENTION TO CONTINUE THE LEVY AND COLLECTION OF ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC
HEARING
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the City Council of the City of Pleasanton has described proposed improvements to be included for the determination of annual assessments levied for Lighting and Landscape Maintenance District No. 1993-2 Bonde Ranch, created under the Lighting & Landscape Act of 1972, and ordered the preparation of an Engineer’s Report to determine the annual levy of assessments for such District; and
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the Engineer has filed with the City Clerk a Preliminary Engineer’s Report for the Lighting & Landscape Maintenance District No. 1993-2 Bonde Ranch for Fiscal Year 2026/27.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE AND ORDER THE FOLLOWING:
SECTION 1. The City Engineer is designated by this Council as the Engineer of Work for Lighting & Landscape Maintenance District No. 1993-2, Bonde Ranch, during fiscal year 2026/27. The area of land to be assessed is located in the City of Pleasanton, Alameda County.
SECTION 2. The City Council intends to continue to levy and collect assessments within Lighting & Landscape Maintenance District No. 1993-2, Bonde Ranch, during fiscal year 2026/27.
SECTION 3. The improvements to be made in this assessment district are generally described as follows:
The maintenance and repair of designated landscaped areas, open space slopes, fuel transition zones (fire breaks), entry features, open space drainage ditches, irrigation systems, trees in the open space and designated landscape areas, and the furnishing of water and power for irrigation systems, together with all appurtenance and incidental expenses within Tract 6483 and Tract 6518, City of Pleasanton.
SECTION 4. In accordance with this resolution directing the filing of an annual report, the City Engineer has filed with the City Clerk the report required by the Landscaping and Lighting Act of 1972. All interested persons are referred to that report for a full and detailed description of the improvements, the boundaries of the assessments upon assessable lots and parcels of land within the assessment district.
SECTION 5. On Tuesday, the 21st day of July 2026, at the hour of 7:00 pm, the City
Council will conduct a public hearing on the question of the levy of the proposed annual assessment. The Council meeting will be held in accordance with Government Code Section 54954(e). To improve access to public information, residents may access meetings remotely through the City’s website.
SECTION 6. The City Clerk is authorized and directed to give the notice of hearing required by the Landscaping and Lighting Act of 1972.
SECTION 7. City Clerk shall certify to the passage of this resolution and enter it into the book of original resolutions.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on June 2, 2026.
I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 2nd day of June, 2026, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
_____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
CITY OF PLEASANTON
Land
scape Maintenance District No. 1993-2, Bonde Ranch
Engineer’s Report
Fis
cal Year 2026-27
June 2
026
Purs
uant to the Landscaping and Lighting Act of 1972, government code and article XIIID of the California Constitution
EXHIBIT A
ii
City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 (T
his page intentionally left blank)
i
City of Pleasanton
Ma
yor and City Council
Jack Balch, Mayor
Matt Gaidos, District 4, Vice Mayor
Jeff Nibert, District 1, Councilmember
Craig Eicher, District 2, Councilmember
Julie Testa, District 3, Councilmember
Ci
ty Manager
Gerry Beaudin
Ci
ty Engineer
Michael Stella
ii
City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Table of Contents
PAGE NO.
I
ntroduction .......................................................................................................................................... 1 Executive Summary ............................................................................................................................. 1 Overview ............................................................................................................................................... 1 Land
scape Maintenance District No. 1993-2, Bonde Ranch ............................................................. 2 E
ngineer’s Report and Proposed Assessments ................................................................................. 3 Lega
l Requirements ............................................................................................................................ 4 Plans & Specifications ........................................................................................................................ 5 I
ntroduction ......................................................................................................................................... 5 B
onde Ranch Description of Improvements ....................................................................................... 6 R
ecommended Capital Improvements ............................................................................................... 7 Estimate of Cost and Budget – Fiscal Year 2025-26 ........................................................................ 8 N
otes to Estimate ................................................................................................................................ 8 Method of Assessment Apportionment .......................................................................................... 10 Method of Apportionment ................................................................................................................. 10 Discussion of Benefits....................................................................................................................... 10 General vs. Special Benefits ............................................................................................................. 12 Calculating General Benefit and Special Benefit Paid from Other Funds ........................................ 13 Zones of Benefit ................................................................................................................................ 17 Method of Assessment ..................................................................................................................... 18 Residential Properties ....................................................................................................................... 19 Other Properties ................................................................................................................................ 19 The Assessment Rate does not Increase Annually .......................................................................... 19 Appeal of Assessments Levied to Property ...................................................................................... 19 Assessment Funds Must be Expended Within the Maintenance District Area ................................ 20 Assessment ........................................................................................................................................ 21 Certificates Page ................................................................................................................................ 23 Assessment Diagram ........................................................................................................................ 24 Assessment Roll FY 2025-26 - Bonde Ranch LMD No. 1993-2 ..................................................... 25
iii
City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 List of Figures
Figure 1 – Estimate of Costs and Revenues ............................................................................................ 8 Fi
gure 2 – Summary Cost Estimate – Bonde Ranch LMD No. 1993-2............................................ 21 Fi
gure 3 – Assessment Roll FY 2025-26 – Bonde Ranch LMD No. 1993-2 ................................... 25 F
igure 4 – FY 2024-25 Actual Costs and Revenues – Bonde Ranch LMD No. 1993-2 ...................... 28
1 Introduction
Executive Summary
The Bonde Ranch Landscape Maintenance District, 1993-2, was created in 1993 as a means to fund the maintenance for the Bonde Ranch development, Tract 6483, a 103- parcel development. The district was formed prior to the passage of Proposition 218, the “Right to Vote on Taxes Act” which requires property owner approval to impose or increase assessments.
At the time of formation, there was no inflation escalator built into the assessment and the district assessment remained at $252.91 from FY 2000-01, when it was reduced from the approved amount, to FY 2025-26, when it was restored back to the approved amount of $389.56 as indicated in Resolution 97-83. The reduced assessment has led to a severe decline in the level of maintenance, a lack of sufficient funding for capital improvement projects, and forced the city to shut down the inoperable irrigation system.
The lack of irrigation has led to an even further decline of the landscape to the point that the district is out of compliance with the level of maintenance required as part of the development approval, which exposes the district and the property owners to increased liability.
Last year, the City proceeded with a Proposition 218-compliant vote process to bring the district to a sustainable funding level. The process include public outreach with residents over a 6-month period, including 3 neighborhood meetings, an online survey submitted to every property owner, and a dedicated webpage. The budget for last fiscal year required drawing down the reserve by about $22,000 due to the consultant costs, estimated at approximately $36,000, for the Proposition 218 vote. The assessment will remain the same this year as it was last year.
A separate Engineer’s Report was completed for the Proposition 218-compliant assessment. This Engineer’s Report will be adopted should the Proposition 218 vote fail to pass.
Overview
The City of Pleasanton (“City”) is located in Alameda County, and covers an area of
24.3 square miles, with over 24,500 assessor parcels, and approximately 80,000 residents. The City currently has five Landscape Maintenance Districts (“Districts”) that provide services to a combined total of 680 parcels:
• 198
4-1 Ponderosa (Del Prado) – 344 parcels
• 1993-1 Windsor – 90 parcels
• 1993-2 Bonde Ranch – 103 parcels
• 1994-1 Oak Tree Farm – 42 parcels
2 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 • 1995-1 Moller Ranch – 101 parcels
T
he five District’s benefit assessments were established prior to the approval of Proposition 218 in 1996. The purpose of these Districts is to provide funding for the installation, maintenance and servicing of local landscaping and lighting improvements (“Improvements”) within each District’s service area.
L
andscape Maintenance District No. 1993-2, Bonde Ranch
Assessment Background
The Bonde Ranch Landscape Maintenance District No. 1993-2 (“District 1993-2” or “Maintenance District”) was formed in 1993 as a Condition of Approval for the Bonde Ranch development, to fund certain landscape improvements within the Bonde Ranch subdivision.
T
he subdivision includes 102 single-family residence parcels and 1 parcel owned by the City that has a water tank. The total number of parcels served by District 1993-2 at present time is 103 parcels.
T
he Bonde Ranch Landscape Maintenance District No. 1993-2 purpose is to fund the maintenance of the existing Bonde Ranch designated landscaped areas, open space slopes, fuel transition zones (fire breaks), entry features, open space drainage ditches, irrigation systems, trees in the open space and designated landscaped areas, groundcover and irrigation systems.
Dis
trict 1993-2 is funded by the benefit assessment approved in 1993 (“Assessment”), and it does not receive any direct revenues from property taxes or any other funding sources. Based on research of the historical documents and in consultation with their consultant, SCI Consulting Group, and an attorney that specializes in assessment law, JarvisFay, the assessments for District 1993-2 were restored last year to the amount approved by Resolution 97-83, $389.56 per parcel per year, which was the first assessment following the implementation of Proposition 218. Under Proposition 218, a property owner vote is only required when these assessments are increased, and an assessment is not increased if it is set at an amount that is no more than the maximum amount initially authorized when the assessment district was created. (Cal. Const. Art.
XIII D, § 5(b); Gov. Code § 53750(h)(2)(B).) With a total of 103 parcels in the district (including one public parcel), the fiscal year 2026-27 total assessment will be the same as last year at $40,799.92.
The as
sessment revenues were lowered in 1999 and 2000 and remained the same from 2000 to 20225, when they were restored to 1998 levels. Even with the restoration of the assessment amounts, funding will still be insufficient for the maintenance of all common areas, including water costs, county assessment fees, city administration fees, replacement of plantings, irrigation systems, fencing, and other district improvements.
A
n increase in the annual assessment will be necessary to meet the maintenance standards of the District into the future. The city can no longer subsidize staff
3 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 administration time or the consultant fees for the Engineer’s Report. The consultant fees for the Proposition 218-compliant vote cost approximately $36,000 plus staff time.
Water costs, which require a significant portion of the LMD budget, increased thirty percent in calendar year 2024, another twelve percent in 2025, and were changed to a tiered system in 2026 and are expected to continue to rise.
C
ontinued cuts in maintenance to pay for the increasing fire management and necessary tree pruning/removal costs will lower the level of maintenance well below the maintenance standards of the district established by Ordinance 1509. To limit liability for the district, staff has proceeded with a 218-compliant vote running on a parallel path with this Engineer’s Report being the fallback report if the vote does not pass. In the case the vote does not pass, another Proposition 218-compliant vote will need to be held in the future, incurring significant consultant costs, until a sustainable assessment has been agreed to by property owners.
C
ity staff began the process of potentially increasing the assessments for the Bonde Ranch Landscape Maintenance District in early 2022 through a Proposition 218 compliant voting procedure. However, the property owners that attended the neighborhood outreach meeting on February 3, 2022, or communicated to staff via phone or email expressed strong opposition to increasing the assessment. Staff placed the pursuit of a sustainable assessment amount on hold at that time.
H
owever, to limit liability for the district, staff last year proceeded with a 218-compliant vote, which is running on a parallel path, and this Engineer’s Report is the fallback report if the vote does not pass. Staff conducted significant public outreach, held three neighborhood meetings, sent out a survey to all property owners, provided a dedicated webpage to the district, and worked to make sure the final ballot measure was reflective of the input received by the property owners. In the case the vote does not pass, another Proposition 218-compliant vote will need to be held in the future, incurring significant consultant costs, until a sustainable assessment has been agreed to by property owners.
F
or 2024-25 costs/revenues, see Figure 4 – FY 2024-25 Actual Costs and Revenues.
E
ngineer’s Report and Proposed Assessments
Each year for which the assessments will be approved, the City Council must direct the preparation of an Engineer's Report, budgets, and proposed assessments for the upcoming fiscal year. The city staff time to perform this work has been previously subsidized by the city. After the Engineer's Report is completed, the City 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 Report was prepared pursuant to the direction of the City Council.
T
his Engineer’s Report ("Report") was prepared to establish the budget for the continued maintenance, improvements, and services (“Improvements”) that would be
4 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 funded by the proposed fiscal year 2026-27 assessments, determine the benefits received by property from the Improvements, and the method of assessment apportionment to lots and parcels within the Maintenance District. 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 ("Act") and Article XIIID of the California Constitution (“Article”).
I
f the City Council approves this Engineer's Report and the assessments by resolution, a notice of public hearing must be published in a local 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 is used for this notice.
F
ollowing the minimum 10-day period after publishing the notice, a public hearing is held for the purpose of allowing public testimony about the proposed assessments. This hearing is currently scheduled for July 21, 2026. At this hearing, the City 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.
Le
gal Requirements
Proposition 218
The City of Pleasanton’s five Landscape and Lighting Maintenance Districts were formed prior to the passage of Proposition 218, “The Right to Vote on Taxes Act,” which was approved by the voters of California on November 6, 1996, and is now Article XIIIC and XIIID of the California Constitution (Proposition 218 provides for benefit assessments to be levied to fund the cost of providing services, improvements, as well as maintenance and operation expenses to a public improvement that specially benefits the assessed property). Although these assessments are consistent with Proposition 218, the California judiciary has generally referred to pre-Proposition 218 assessments as “grandfathered assessments” and held them to a lower standard than post- Proposition 218 assessments.
T
he existing Assessment Districts will be re-assessed consistent with the procedures and requirements imposed by Proposition 218, which provide several important requirements, including property-owner balloting and approval for the imposition of new or increased assessments if greater than the formation level assessments. No vote is required this year because the proposed increase to the assessments is less than the maximum assessment amounts approved at formation of the LMD and no change to the assessment calculation is proposed.
T
his Engineer’s Report is consistent with the requirements of Article XIIIC and XIIID of the California Constitution because the Improvements to be funded are clearly defined, the Improvements are directly available to and directly benefit property in the Maintenance District, and the Improvements provide a direct advantage to property in the Maintenance District that would not be received in absence of the assessments.
5 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Plans & Specifications
I
ntroduction
The work and Improvements to be undertaken by the City of Pleasanton within the Landscape Maintenance District No. 1993-2, Bonde Ranch, and the costs thereof paid from the levy of the annual assessments, provide special benefit to Assessor Parcels within the Maintenance District as defined in the Method of Assessment herein.
T
he Landscaping and Lighting Act of 1972 (Streets & Highways Code § 22525 et seq.), (the “Act”), defines improvement, maintenance, servicing, and incidental expenses as follows:
“
Improvement” means one or any combination of the following:
The installation or planting of landscaping.
The installation or construction of statuary, fountains, and other ornamental structures and facilities.
installation or construction of public lighting facilities, including, but not limited to, traffic signals.
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.
The installation of park or recreational improvements, including, but not limited to, all of the following:
preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
The maintenance or servicing, or both, of any of the foregoing, and of any improvement authorized by subdivision (i).
The acquisition of land for park, recreational, or open-space purposes.
The acquisition of any existing improvement otherwise authorized pursuant to this section.
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. “
Maintain” or “maintenance” means the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including:
Repair, removal, or replacement of all or any part of any improvement.
6 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury.
The removal of trimmings, rubbish, debris, and other solid waste.
The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.
“
Service” or “servicing” means the furnishing of:
Electric current or energy, gas, or other illuminating agent for any public lighting facilities or for the lighting or operation of any other improvements.
Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements.
“
Incidental expenses” include all of the following:
The costs of preparation of the report, including plans, specifications, estimates, diagram, and assessment.
The costs of printing, advertising, and the giving of published, posted, and mailed notices.
Compensation payable to the county for collection of assessments.
Compensation of any engineer or attorney employed to render services in proceedings pursuant to this part.
Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements.
Any expenses incidental to the issuance of bonds or notes pursuant to Section 22662.5.
Costs associated with any elections held for the approval of a new or increased assessment.
T
he City of Pleasanton’s work and Improvements (“Improvements”) for the property within the Maintenance District that is owned or maintained by the City of Pleasanton, are consistent with these definitions. Plans and specifications for these Improvements are filed with the City of Pleasanton Landscape Architect and are incorporated herein by reference.
B
onde Ranch Description of Improvements
The improvements which are the subject of this Report are briefly described as follows:
T
he maintenance and repair of designated landscaped areas, open space slopes, fuel transition zones (fire breaks), entry features, open space drainage ditches, irrigation systems, trees in the open space and designated landscaped areas, together with all appurtenant and incidental expenses within Tract 6483, City of Pleasanton. The District property directly behind the Ventana Hills neighborhood has been removed from the Bonde Ranch Landscape Maintenance District, as indicated in the updated map, and is now incorporated into the Bonde Ranch Open Space.
Lan
dscape plans and specifications for the improvements to this Landscape District are those prepared by Samson Associates, dated July 1992. These plans and specifications
7 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 have been filed separately with the Clerk of the Legislative body and are incorporated in this report by reference.
Recommended Capital Improvements
Improvements such as complete irrigation and planting replacement in Landscape Maintenance District No. 1993-2, Bonde Ranch, are overdue. However, the reserve fund balance is insufficient to make these improvements.
T
he City drafted a schedule of recommended capital improvement projects, such as the replacement of the irrigation system, that need to be addressed and their respective cost estimate, as well as a planned replacement/renovation schedule. To fund the necessary capital improvements and maintain the District to a similar level to when the District was created staff estimates that the annual assessments would need to be increased to approximately $800 depending on the maintenance level with over $800,000 worth of improvements necessary in the next decade if the city was to restore the irrigation to an operational level and the planting to a level more in line with the approved development
8 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Estimate of Cost and Budget – Fiscal Year 2026-27
T
he following budget shows the estimate of cost of the Improvements to be funded by the Maintenance District in Fiscal Year 2026-27.
Figure 1 – Estimate of Costs and Revenues
City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch
2026-27 Estimate of Costs
Budget
Installation, Maintenance, and Servicing Costs
Landscaping (maintenance)
Basic maintenance $6,000.00
Extra worki $19,349.65
Water $1,000.00
Fuel transition Zones (Firebreak) 287,000 sq. ft.
Weed abatement $7,975.03
Total for Installation, Maintenance and Servicing $35,824.68 Incidental and Administration Costsii
City of Pleasanton Assessment Administration $1,800.00
County Fees for Collection of Assessment $675.24
Proposition 218 Compliance $2,500.00
Total Incidental and Administrative Costs $4,975.24
Amount to/(from) Reserve Fundiii
Reserve/Long-term Replacement Fund for scheduled long-term replacement of various district improvements ($0.00)
Total Costs $40,799.92
Budget Allocation to Property
Single Family
Number of Equivalent Assessment Total
Parcels/Units Units (SFE)iv Rate Assessmentv
103 103 $396.18 $40,799.92
Explanation of Annual Assessment Rate per Unit:
102 units @ $396.18 assessment per year (= $389.56 + $6.62 County Collection Fee) 1 unit @ $389.56 assessment per year (City parcel, savings of the $6.62 County Collection Fee) Notes to Estimate
i. Contingency to address maintenance that is not routine in nature, such as pruning/removing failed trees or tree limbs. The $10,000 estimate for extra work will still not be enough to address the trees that should be pruned or removed, but will help to reduce liability.
9 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 ii. Incidental and administration cost estimates include City staff hours dedicated to the administration of the assessment (including staff time to bid work, monitor contracts and contractors, respond to residents’ inquiries, etc.), county charges for inclusion of assessments on property tax bills, and other incidental costs. iii. The district’s capital repair and replacement anticipated year-end fund balance is approximately $17,300.
Significant capital improvements are required to maintain the landscape and irrigation to previous levels so the City will need to continue to reduce maintenance. Reserve/replacement funds are held in an interest- bearing account until needed for repairs to the irrigation system, landscaping or other District features. iv. The rate shown here is for a single-family home or its equivalent. For the definition of the term Single Family Equivalent (SFE) and rates for other types of property, see the section titled, “Method of Assessment” and the sections following it in this report.
v. The Act requires that proceeds from the assessments must be deposited into a special fund that has been set up for the revenues and expenditures of the Maintenance District. Moreover, funds raised by the assessment shall be used only for the purposes stated within this Report. Any balance remaining at the end of the Fiscal Year, June 30, must be carried over to the next Fiscal Year. The District may also establish a reserve fund for contingencies and special projects as well as a capital improvement fund for accumulating funds for larger capital improvement projects or capital renovation needs. Any remaining balance would either be placed in the reserve fund, the capital improvement fund, or would be used to reduce future years' assessments. The Landscape Maintenance District 1993-2, Bonde Ranch reserve/replacement funds are held in an interest-bearing account until needed for repairs to the masonry walls, entry signage, irrigation systems, landscaping, or other District features.
10 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Method of Assessment Apportionment
M
ethod 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 Improvements and landscaping for the Maintenance District and the methodology used to apportion the total assessment to the properties within the Maintenance District.
T
he method used for apportioning the assessment is based upon the relative special benefits to be derived by the properties in the Maintenance District over and above general benefits conferred on real property or to the public at large. The assessment is apportioned to lots and parcels in proportion to the relative cost of the special benefits from the Improvements. Special benefit is calculated for each parcel in the Maintenance District using the following process:
i. I
dentification of all benefit factors derived from the Improvements. ii. Calculation of the proportion of these benefits that are general. iii. Determination of the relative special benefit per property type. iv. Calculation of the specific assessment for each parcel based upon special vs. general benefit, location, property type, property characteristics, improvements on property and other supporting attributes.
T
he parcels within the Landscape Maintenance District No. 1993-2, Bonde Ranch, consist of all Assessor Parcels within the boundaries as defined by the Assessment Diagram included within this Report and the Assessor Parcel Numbers listed within the included Assessment Roll. The method used for apportioning the assessments is based upon the proportional special benefits to be derived by the properties in the Maintenance District, over and above general benefits conferred on real property or to the public at large. The apportionment of special benefits is a two-step process: the first step is to identify the types of special benefits arising from the Improvements, and the second step is to allocate the assessments to properties based on the estimated relative special benefit for each type of property.
D
iscussion of Benefits
The assessments can only be levied based on the special benefit to a property. This benefit is received by a 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:
“T
he 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.”
11 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Proposition 218, as codified in Article XIIID of the California Constitution, has confirmed that assessments must be based on the special benefit to property:
“N
o assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel.” I
n this case, the 2008 Silicon Valley Taxpayers Association, Inc. vs Santa Clara County Open Space Authority (“SVTA”) decision provides enhanced clarity to the definition of special benefits to properties from similar public improvements in three distinct areas:
i. P
roximity
ii. Expanded or improved access
iii. Views
T
he SVTA decision also clarifies that a special benefit is a service or improvement that provides a direct advantage to a parcel, and that indirect or derivative advantages resulting from the overall public benefits from a service or improvement are general benefits.
P
roximity, improved access and views, in addition to the other special benefits listed herein further strengthen the basis of these assessments.
T
he following benefit categories summarize the types of special benefits to residential and other lots and parcels resulting from the installation, maintenance and servicing of landscaping, irrigation, sidewalks, signs, lights, and other improvements to be provided with the assessment proceeds. These categories of special benefits are derived from the statutes passed by the California Legislature and studies which describe the types of special benefits received by property from maintenance and improvements such as those provided by the City of Pleasanton, Landscape Maintenance District No. 1993-2, Bonde Ranch. These types of special benefits are summarized as follows:
i. I
mproved access to landscaped areas and other permanent public improvements ii. Proximity to improved landscaped areas and other permanent public improvements
iii. Improved views
iv. Extension of a property’s outdoor areas and landscaped areas for properties within close proximity to the Improvements
v. Creation of individual lots for residential use that, in the absence of the assessments, would not have been
T
he above benefit factors, when applied to property in the Maintenance District, specifically increase the utility and usefulness of the property within the Maintenance District. For example, the assessments will provide funding to improve and maintain the public landscaping next to the parcels within the Maintenance District. Such improved and well-maintained landscaping enhances the overall quality, desirability, utility and safety of the properties.
12 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 General vs. Special Benefits
Article XIIID, Section 4(a) of the California Constitution requires any local agency proposing to increase or impose a benefit assessment to “separate the general benefits from the special benefits conferred on a parcel.” The rationale for separating special and general benefits is to ensure that property owners subject to the benefit assessment are not paying for general benefits. Property may be assessed to fund improvements to the extent of the special benefits conferred by the Improvements; but general benefits are not assessable. Accordingly, a separate estimate of the special and general benefit is given in this section.
A
rticle XIIID never defines the term “general benefit.” The definition of special benefit in Section 2(i) includes the statement that general enhancement of property value does not constitute a special benefit. A general benefit may be described as “an indirect, derivative advantage” resulting from the improvements. One infers from Article XIIID that all benefit is either general or special.
In other words:
Total
Benefit = General
Benefit + Special
Benefit
T
here is no widely accepted or statutory formula for quantifying the amount of any general benefit that is identified.
I
n this Report, the general benefit is first identified, generously estimated, and then budgeted so that it is funded, as required by Proposition 218, by sources other than the Assessment.
A
formula to estimate the general benefit is listed below:
General
Benefit =
Benefit to Real
Property Outside the
Assessment District
+
Benefit to Real Property Inside
the Assessment District that is
Indirect and Derivative
+
Benefit to
the Public
at Large
S
pecial benefit, on the other hand, is defined in the California constitution as “a particular and distinct benefit over and above general benefits conferred on real property located in the district or to the public at large”. A special benefit is conferred to a property if the property “receives a direct advantage from the improvement (e.g., proximity to setback landscaping).” In the Maintenance District, as noted, properties have close and unique proximity, views of and access to the Improvements, and uniquely improved utility and desirability from the Improvements, and other properties and the public at large do not receive such benefits because they do not have proximity, access to or views of the Improvements. Therefore, the overwhelming proportion of the benefits conferred to a property is special, and only minimal general benefit is conferred on property outside the Maintenance District or to the public at large.
13 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 This Engineer’s Report includes a specific, quantified calculation of general benefits, as described below, that is based in part on the use by people outside of the Maintenance District. Moreover, the proportionality of the Assessments to the special benefits conferred on each parcel, based in large part on proximity, is established as well.
C
alculating General Benefit and Special Benefit Paid from Other Funds In this section, the total general benefit, which must be paid from other non-assessment funds, is conservatively estimated, quantified, described, and separated, and then budgeted to absolutely ensure that it is funded by sources other than this assessment.
B
enefit to Property Outside the Maintenance District = 3.3% In summary, real property located within the boundaries of the Maintenance District distinctly and directly benefits from closer proximity, access and views of the Improvements funded by the Assessments, the creation of developable parcels, and from the extension of the usable land area provided by the assessments. The Improvements are specifically designed to serve local properties in the Maintenance District, not other properties nor the public at large.
The Maintenance District has been narrowly drawn to include those parcels that receive a direct advantage from the Improvements. The public at large and other properties outside the Maintenance District receive only limited benefits from the Improvements because they do not have proximity, good access or views of the Improvements. These are special benefits to property in the Maintenance District in much the same way that sewer and water facilities, sidewalks and paved streets enhance the utility and desirability of specific proximate properties and make them more functional to use, safer and easier to access.
P
roperties within the proposed Maintenance District receive almost all the special benefits from the Improvements because properties in the Maintenance District enjoy unique and close proximity and access to the Improvements that are enjoyed less by other properties or the public at large. The landscaping Improvements are specifically designed to benefit the properties in the Maintenance District.
F
urthermore, there are multiple, proximate open space, landscaped areas, and other improvements outside of the Maintenance District, funded by other sources, that provide most of the open space and landscaping benefits to nearby parcels that are outside of the Maintenance District.
I
n other words, the landscaping Improvements maintained by the proposed Assessments especially benefit the properties within the Maintenance District, but other nearby improvements primarily benefit other proximate properties.
Nonetheless, there are certain properties that are outside the boundaries of the Maintenance District that may benefit from the landscape improvements. A total of no more than 6 proximate parcels have been identified that receive some special benefit from the improvements including improved views, proximity and/or access, but do not receive extension of outdoor areas nor the special benefit of
14 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 parcel creation. Since these adjacent properties only receive a 3 of the 5 major special benefits, a 60% factor is applied.
T
otal General Benefit to Properties Outside of the District = 3.3% A
ssumptions
6 parcels outside and adjacent to the District
103 parcels in the Maintenance District
C
alculation
General Benefit to Property outside the Improvement District = (6 / (6 + 103)) * 60% = 3.3 %
A
lthough it can reasonably be argued that Improvements inside, but near the Maintenance District boundaries are offset by similar landscape improvements provided outside, we use the more generous approach of finding that 3.3% of the Improvements may be of benefit to property outside of the Maintenance District.
B
enefit to Property Inside the District that is Indirect and Derivative = 0.0% The “indirect and derivative” benefit to property within the Maintenance District is particularly difficult to calculate. A solid argument can be presented that all benefit within the Maintenance District is special because the Improvements are clearly “over and above” and “particular and distinct” when compared with the unique proximity, access and views of the Improvements enjoyed by benefiting properties in the Maintenance District.
N
evertheless, the SVTA decision indicates that there may be a general benefit “conferred on real property located in the district.” A measure of the general benefits to property within the Maintenance District is the percentage of land area within the Maintenance District that is publicly owned, open to the public, and used for regional purposes such as major roads, rail lines, hospitals, and other regional facilities because such properties, while physically within the Maintenance District, are used for regional purposes and could provide indirect benefits to the public at large. In this case, essentially 0% of the land area is used for such regional purposes.
B
enefit to the Public at Large = 10%
The general benefit to the public at large can be estimated by the proportionate amount of time that the Maintenance District’s public landscaped areas and facilities are used and enjoyed by individuals who are not residents, employees, customers, or property owners in the Assessment Area. Based on surveys and research in which visitors to similar landscape, open space and parks, at various times of the day, evening, and week, were asked to look at a District map and to identify whether they lived or worked within the City, less than 5% of the use of similar landscape, open space, parks or recreation areas is by the public at large.
15 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 When people outside the Maintenance District use landscape, open space, parks, or recreation areas, they diminish the availability of such facilities for people within the Maintenance District. Therefore, another 5% of general benefits are allocated for people within the Maintenance District. Combining these two elements of general benefit, we find that 10% of the benefits from the Improvements are general benefits to the public at large.
T
otal General Benefits to be Financially Contributed from Other Funds =
13.3%
Using a sum of these three measures of general benefit, we find that approximately 13.3% of the benefits conferred by the Improvements may be general in nature and should be funded by sources other than the Assessments.
Gener
al Benefit Calculation
3. 3% (Outside the Maintenance District)
+ 0.0% (Inside the Maintenance District – indirect and derivative) + 10.0% (Public at Large)
= 13.
3% (Total General Benefit)
S
ource of Financial Contributions from Other Funds to Satisfy the 13.3% Requirement
The general benefit contribution is paid in part from other “in-kind”, non-monetary contributions from the City in the form of infrastructure critical to the continued maintenance of the Maintenance District Improvements, as described below.
Also, general benefit contributions come from the “annuity” value of the improvements that were constructed by the developer.
T
he City of Pleasanton owns, maintains, rehabilitates, and replaces the curb and gutter along the border of the Maintenance District. This curb and gutter serve to support, contain, retain, manage irrigation flow and growth, and provide a boundary for the Improvements. The contribution from the City of Pleasanton toward general benefit from the maintenance, rehabilitation, and replacement of the curb and gutter is conservatively estimated to be 10%, based upon the relative cost to construct and maintain this critical local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local curb and gutter, the budget would increase by at least 10%.
T
he City of Pleasanton owns and maintains a storm drainage system along the border of the Maintenance District. This system serves to prevent flooding and associated damage to the Improvements and manage urban runoff including local pollutants loading from the Improvements. The contribution from the City of Pleasanton toward general benefit from the maintenance, rehabilitation, and replacement of the local storm drainage system is conservatively estimated to be
16 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 10%, based upon the relative cost to construct and maintain this critical local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local storm drainage system, the budget would increase by at least 10%.
T
he City of Pleasanton owns and maintains local public streets throughout the Maintenance District. These public streets provide access to the Improvements for their enjoyment as well as efficient maintenance. The contribution from the City of Pleasanton toward general benefit from the maintenance, rehabilitation, and replacement of the local public streets is conservatively estimated to be 10%, based upon the relative cost to construct and maintain this critical local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local public streets, the budget would increase by at least 10%.
T
he value of the initial Improvements constructed by the Developer can be quantified and monetized as an annuity to be amortized. Since the initial Improvements were performed and paid for by non-assessment funds, this “annuity” can be used to offset general benefit costs and is conservatively estimated to contribute 20%. In other words, if the Maintenance District were required to construct all the Improvements, the annual budget would increase by at least 20%.
I
n other words, there is a 13.3% contribution needed to offset the general benefits conferred by the Improvements, and there is a 50% contribution from the City of Pleasanton supporting local infrastructure, along with the amortized value of initial construction. This 50% contribution more than satisfies the general benefit requirements.
T
he estimates used above for the City of Pleasanton’s “in-kind”, non-monetary contributions for the maintenance, rehabilitation and replacement of the curbs and gutters, storm drainage systems, and local streets (the “supportive infrastructure”). The value of the initial Improvements constructed by the Developer are based on industry standards; typical and standard quantity ratios between this supportive infrastructure (including the City’s relative associated maintenance costs) and similar Improvements; and on the assessment Engineer’s professional experience on planning and working on such projects.
17 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Source of Contributions from Other Funds to Satisfy 13.3% Requirement City non-monetary contributions:
10.0% (Curb and gutter)
+ 10.0% (Storm drainage system)
+ 10.0% (Public roads)
+ 20.0% (Amortized value of initial construction)
= 50.0% (Total General Benefit paid from Other Funds)
Zone
s of Benefit
The boundaries of the Assessment Area are carefully drawn to only include the properties that are proximate to the Improvements and that would materially benefit from the Improvements.
I
n SVTA, the court noted that even a local agency-wide assessment district is appropriate under the right conditions:
“
Thus, if an assessment district is narrowly drawn, the fact that a benefit is conferred throughout the district does not make it general rather than special. In that circumstance, the characterization of a benefit may depend on whether the parcel receives a direct advantage from the improvement (e.g., proximity to a park) or receives an indirect, derivative advantage resulting from the overall public benefits of the improvement (e.g., general enhancement of the district's property values).”
T
he court therefore acknowledged the appropriateness of a District-wide assessment so long as each parcel receives a direct advantage from the assessment-funded improvement or service. As demonstrated in this Report, each parcel in the Maintenance District receives a direct advantage and special benefit from the Improvements.
I
n the Maintenance District, the advantage that each parcel receives from the Improvements is direct, and the boundaries are narrowly drawn to include only parcels that benefit from the Assessment. Therefore, the even spread of assessment throughout the narrowly drawn district is indeed consistent with the SVTA decision. The benefits from the Improvements within the Maintenance District do not vary further based on the proximity of the parcels to the Improvements because the increased benefits of greater proximity to the Improvements are generally offset by a parallel increase in negative factors such as higher levels of traffic, noise, etc. that comes with increased proximity.
18 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Consequently, since all parcels in the Maintenance District have good access and proximity to the Improvements and the benefits of relatively closer proximity are offset by other factors, additional proximity is not considered to be a factor in determining benefits within the Maintenance District. Therefore, zones of benefit are not justified or needed within the Maintenance District.
M
ethod of Assessment
As previously discussed, the Assessments provide comprehensive Improvements that clearly confer direct and special benefits to properties in the Maintenance District.
T
he allocation of special benefits to property is primarily based on the type of property and the size of a property. These benefits can also partially be measured by the occupants on property in the Maintenance District because such parcel population density is a measure of the relative benefit a parcel receives from the Improvements. It should be noted that many other types of “traditional” assessments also use parcel population densities to apportion the assessments. For example, the assessments for sewer systems, roads and water systems are typically allocated based on the population density of the parcels assessed. Therefore, the apportionment of benefits is reasonably based on the type of parcel, the size of parcels and the population density of parcels.
A
critical 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 Equivalent (SFE) units. This SFE methodology is commonly used to distribute assessments in proportion to estimated special benefits 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 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 unit or one SFE.
F
inally, the special benefits to be derived from the Assessments will be conferred on a property and are not based on a specific property owner’s use of the Improvements, a specific property owner’s occupancy of a property, or the property owner’s demographic status such as age or the number of dependents. The benefits allotted to a property are related to the average number of people who could potentially live on, work at, or otherwise could occupy a property, not how the property is currently used by the present owner. Therefore, the number of people who could, or potentially, live on, work at, or otherwise occupy a property is one indicator of the relative level of benefit received by a property.
I
n conclusion, the Assessment Engineer determined that the appropriate method of assessment apportionment should be based on the type of property, the relative size of the property, its location, its relative population, and its proximity to the landscaping and open space facilities. This method is further described below.
19 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 R
esidential Properties
The Bonde Ranch development is a residential single-family development project consisting of a total of 103 parcels, 102 single-family home parcels, and 1 publicly owned parcel used for a water tank. As such, each residential property receives similar benefit from the proposed Improvements.
T
herefore, the Engineer has determined that the appropriate method of apportionment of the benefits derived by all parcels is on a dwelling unit or single-family residence basis. All improved properties, or properties proposed for development, are assigned one Single Family Equivalent unit or 1 SFE factor equal to the number of dwelling units developed or planned for the property.
O
ther Properties
Article XIIID stipulates that publicly owned properties must be assessed unless there is clear and convincing evidence that those properties receive no special benefit from the Assessment.
A
ll properties that are specially benefited are assessed. Another publicly owned property that is used for purposes similar to private residential, commercial, industrial, or institutional uses are benefited and assessed at the same rate as such privately owned property.
M
iscellaneous, small, and other parcels such as roads, right-of-way parcels, and common areas typically do not generate significant numbers of employees, residents, customers, or guests, who would have access to or use the Improvements. These miscellaneous parcels, therefore, receive no benefit from the Improvements and are assessed an SFE benefit factor of 0 SFEs.
T
he Assessment Rate does not Increase Annually
It should also be noted that the Maintenance District assessment rates cannot be increased beyond the original amount approved at formation, which in the case of the Bonde Ranch Landscape Maintenance District was $389.56 annually, as identified in Resolution 97-83. The same amount has been assessed since 2000-2001, which is $252.91 per SFE or parcel. The city is restoring the assessment amount per Resolution 97-83, but to increase the annual assessment rate beyond the original assessment rate or to add an annual Consumer Price Index escalator to the assessment rate, approval of the property owners is required via a Proposition 218 assessment ballot proceeding.
A
ppeal of Assessments Levied to Property
Any property owner who feels that the assessment levied on their property is in error as a result of incorrect information being used to apply the foregoing method of assessment may file a written appeal with the City of Pleasanton City Engineer or his or her designee. Any such appeal is limited to the correction of an assessment during the then-current Fiscal Year and applicable law. Upon the filing of any such appeal, the City of Pleasanton City Engineer or his or her designee will promptly review the appeal and
20 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 any information provided by the property owner. If the City of Pleasanton City Engineer or his or her designee finds that the assessment should be modified, the appropriate changes shall be made to the Assessment Roll. If any such changes are approved after the Assessment Roll has been filed with the County for collection, the City Engineer or his or her designee is authorized to refund to the property owner the amount of any approved reduction.
A
ssessment Funds Must be Expended Within the Maintenance District Area The net available Assessment funds, after incidental, administrative, financing, and other costs, shall be expended exclusively for Improvements within the boundaries of the Maintenance District and appropriate incidental and administrative costs as defined in the Plans and Specifications section.
21 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Assessment
W
HEREAS, the City of Pleasanton City Council directed the undersigned Engineer of Work to prepare and file a report presenting an estimate of costs, a diagram for the Maintenance District, and an assessment of the estimated costs of the Improvements upon all assessable parcels within the Maintenance District; NO
W, THEREFORE, the undersigned, by virtue of the power vested in me under the Act, Article XIIID of the California Constitution, and the order of the City Council of the City of Pleasanton, hereby makes the following assessment to cover the portion of the estimated cost of the Improvements, and the costs and expenses incidental thereto to be paid by the Maintenance District.
T
he amount to be paid for said Improvements and the expense incidental thereto, to be paid by the Maintenance District for the Fiscal Year 2025-26 is generally as follows:
Figure 2 – Summary Cost Estimate – Bonde Ranch LMD No. 1993-2 Budget Item Budgeted
Cost
Installation, Maintenance, and Servicing Costs $35,824.68 Incidental and Administration Costs $4,975.24
Amount to/(from) Reserve Fund ($0.00)
Total Budget $40,799.92
A
s required by the Act, an Assessment Diagram showing the exterior boundaries of the Maintenance District is hereto attached and incorporated herein by reference. The distinctive number of each parcel or lot of land in the Maintenance District is its Assessor Parcel Number appearing on the Assessment Roll.
I
do hereby assess and apportion the net amount of the cost and expenses of the Improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the Maintenance District, in accordance with the special benefits to be received by each parcel or lot, from the Improvements, and more particularly set forth in the Estimate of Cost and Method of Assessment in the Report.
22 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 The Assessment is made upon the parcels or lots of land within the Maintenance District in proportion to the special benefits to be received by the parcels or lots of land, from the Improvements.
T
he Maintenance District’s assessment rate for fiscal year 2026-27 are the same as last year, consistent with Resolution 97-83, and in the amount of $389.56 per single-family equivalent (SFE) benefit unit.
E
ach parcel or lot of land is described in the Assessment Roll by reference to its parcel number as will be shown on the Assessor's Maps of Alameda County for the Fiscal Year 2026-27. For a more particular description of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.
I
hereby will place opposite the Assessor Parcel Number for each parcel or lot within the Assessment Roll, the amount of the assessment for the Fiscal Year 2025-26 for each parcel or lot of land within the Maintenance District.
C
ity Engineer/Engineer of Work
B
y:
Michael Stella, License No. C54642
23 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Certificates Page
L
ANDSCAPE MAINTENANCE DISTRICT 1993-2, BONDE RANCH CITY OF
PLEASANTON, ALAMEDA COUNTY, CALIFORNIA
(Pursuant to the Landscaping and Lighting Act of 1972)
The undersigned respectfully submits the enclosed Engineer's Report and does hereby certify that this Engineer's Report and the Assessment have been prepared by me as directed by the City Council.
Michael Stella, City Engineer, License No. C54642
City of Pleasanton, Alameda County, California
By:
I
HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto attached, was filed with me on the _________day of______________, 2026.
Jocelyn Kwong, City Clerk
City of Pleasanton, Alameda County, California
By:
I
HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City of Pleasanton, Alameda County, California, on the ______________day of____________, 2026.
Jocelyn Kwong, City Clerk
City of Pleasanton, Alameda County, California
By:
I
HEREBY CERTIFY that a certified copy of the enclosed Engineer's Report, including Assessment Roll and Assessment Diagram was filed with the County Auditor of the County of Alameda, on the ______________day of_______________, 2026.
Jocelyn Kwong, City Clerk
City of Pleasanton, Alameda County, California
By:
24 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Assessment Diagram
The Maintenance District includes all properties within the Bonde Ranch subdivision, as displayed on the following Assessment Diagram. The lines and dimensions of each lot or parcel within the Maintenance District are those lines and dimensions as shown on the maps of the Assessor of Alameda County for Fiscal Year 2026-27, and are incorporated herein by reference, and made a part of this Diagram and this Report.
25 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Assessment Roll FY 2026-27 - Bonde Ranch LMD No. 1993-2
COLLECTION
ASSESSMENT ASSESSOR'S ASSESSMENT CHARGE
DIAGRAM NO. PARCEL NUMBER AMOUNT 0.017 TOTAL
1 948-0019-39 $389.56 $6.62 $396.18
2 948-0019-40 389.56 6.62 396.18
3 948-0018-04 389.56 6.62 396.18
4 948-0018-05 389.56 6.62 396.18
5 948-0018-06 389.56 6.62 396.18
6 948-0018-08 389.56 6.62 396.18
7 948-0018-09 389.56 6.62 396.18
8 948-0018-10-1 389.56 6.62 396.18
9C 948-0018-11-2 389.56 6.62 396.18
11 946-2542-79 389.56 6.62 396.18
12 946-2542-80 389.56 6.62 396.18
13 946-2542-81 389.56 6.62 396.18
14 946-2542-82 389.56 6.62 396.18
15 946-2542-83 389.56 6.62 396.18
16 946-2542-84 389.56 6.62 396.18
17 946-2542-85-3 389.56 6.62 396.18
18C 946-2542-86-5 389.56 6.62 396.18
19 946-2542-87-3 389.56 6.62 396.18
20 946-2542-88-2 389.56 6.62 396.18
21 946-2542-89-3 389.56 6.62 396.18
22 946-2542-90 389.56 6.62 396.18
23 946-2550-38 389.56 6.62 396.18
24 946-2550-39 389.56 6.62 396.18
25 946-2550-40 389.56 6.62 396.18
26 946-2550-41 389.56 6.62 396.18
27 946-2550-42 389.56 6.62 396.18
28 946-2542-69 389.56 6.62 396.18
29 946-2542-68 389.56 6.62 396.18
30 946-2542-67 389.56 6.62 396.18
31 946-2542-66 389.56 6.62 396.18
32 946-2542-65 389.56 6.62 396.18
33 946-2542-64 389.56 6.62 396.18
34 946-2542-63 389.56 6.62 396.18
35 946-2542-62 389.56 6.62 396.18
36 946-2542-61 389.56 6.62 396.18
37 946-2542-60 389.56 6.62 396.18
38C 946-2542-59 389.56 6.62 396.18
39 946-2542-58 389.56 6.62 396.18
40 946-2542-78 389.56 6.62 396.18
41 946-2542-77 389.56 6.62 396.18
42 946-2542-76 389.56 6.62 396.18
43 946-2542-75 389.56 6.62 396.18
44 946-2542-74 389.56 6.62 396.18
26 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 45 946-2542-73 389.56 6.62 396.18
46 946-2542-72 389.56 6.62 396.18
47 946-2542-71 389.56 6.62 396.18
48 946-2542-70 389.56 6.62 396.18
49 948-0019-03 389.56 6.62 396.18
50 948-0019-04 389.56 6.62 396.18
51 948-0019-05 389.56 6.62 396.18
52 948-0019-06 389.56 6.62 396.18
53 948-0019-07 389.56 6.62 396.18
54 948-0019-08 389.56 6.62 396.18
55 948-0019-09 389.56 6.62 396.18
56 948-0019-10 389.56 6.62 396.18
57 948-0019-11 389.56 6.62 396.18
58C 948-0005-29 389.56 6.62 396.18
59 948-0005-30 389.56 6.62 396.18
60 948-0005-31 389.56 6.62 396.18
61 948-0005-32 389.56 6.62 396.18
62 948-0005-33 389.56 6.62 396.18
63 948-0005-34 389.56 6.62 396.18
64 948-0005-35 389.56 6.62 396.18
65 948-0005-36 389.56 6.62 396.18
66 948-0005-37 389.56 6.62 396.18
67 948-0005-38 389.56 6.62 396.18
68 948-0005-39 389.56 6.62 396.18
69 948-0005-40 389.56 6.62 396.18
70 948-0005-41 389.56 6.62 396.18
71 948-0019-14 389.56 6.62 396.18
72 948-0019-15 389.56 6.62 396.18
73 948-0019-16 389.56 6.62 396.18
74 948-0019-17 389.56 6.62 396.18
75 948-0019-18 389.56 6.62 396.18
76 948-0019-19 389.56 6.62 396.18
77 948-0019-20 389.56 6.62 396.18
78 948-0019-21 389.56 6.62 396.18
79 948-0019-22 389.56 6.62 396.18
80 948-0019-23 389.56 6.62 396.18
81 948-0019-25 389.56 6.62 396.18
82 948-0019-26 389.56 6.62 396.18
83 948-0019-27 389.56 6.62 396.18
84 948-0019-28 389.56 6.62 396.18
85 948-0019-29 389.56 6.62 396.18
86 948-0019-30 389.56 6.62 396.18
87 948-0019-32 389.56 6.62 396.18
88 948-0019-33 389.56 6.62 396.18
89 948-0019-34 389.56 6.62 396.18
90 948-0019-35 389.56 6.62 396.18
91 948-0019-36 389.56 6.62 396.18
92 948-0019-37 389.56 6.62 396.18
93 948-0019-38 389.56 6.62 396.18
M1 948-0018-16 389.56 6.62 396.18
27 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 M2 948-0018-17 389.56 6.62 396.18
M3 948-0018-18 389.56 6.62 396.18
M4 948-0018-19 389.56 6.62 396.18
M5 948-0018-20 389.56 6.62 396.18
M6 948-0018-21 389.56 6.62 396.18
M7 948-0018-22 389.56 6.62 396.18
M8 948-0018-23 389.56 6.62 396.18
M9 948-0018-24 389.56 6.62 396.18
M10 948-0018-25 389.56 6.62 396.18
CITY 948-0014-1-39 389.56 n/a 389.56
103 TOTAL ASSESSMENTS: $40,124.68 $675.24 $40,799.92
28 City of Pleasanton
Landscape Maintenance District No. 1993-2, Bonde Ranch Engineer’s Report, Fiscal Year 2026-27 Figure 4 – FY 2025-26 Actual Costs and Revenues
136 Bonde Ranch
Item Budget Expenditures*
Anticipated
Remaining
Expenditures
Anticipated
Year-end
Balance
Installation and Maintenance
Basic Maintenance $6,000.00 $5,000.00 $1,000.00 $0.00
Extra Work** $10,000.00 $0.00 $0.00 $10,000.00
Weed Abatement/Fuel
Management $7,740.00 $0.00 $7,740.00 $0.00
Water** $500.00 $681.20 $100.78 ($281.98)
Subtotal $24,240.00 $5,681.20 $8,840.78 $9,718.02
Incidental and Administrative
City of Pleasanton Assessment
Administration $1,800.00 $0.00 $1,800.00 $0.00
County Fees for Collection of
Assessment $675.24 $675.24 $0.00 $0.00
Proposition 218-compliance process $36,000.00 $6,123.09 $26,196.91 $3,680.00 Subtotal $38,475.24 $6,798.33 $27,996.91 $3,680.00
Annual Assessment $40,799.92
Reserve
Starting Fund Balance (7/1/2025) $25,843.18
Budgeted Year-End Fund Balance $3,927.86
Anticipated Year-End Fund Balance $17,325.88
* Expenditures from July 1, 2025 to May 7, 2026
** Extra work is expected to include tree removal of a minimum of $11,000 but it'll likely occur next fiscal year due to costs
ATTACHMENT 5
RESOLUTION NO. 2026-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON TO
APPROVE THE INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1994-1 OAK TREE FARM FOR FISCAL YEAR 2026/27; DECLARING THE INTENTION TO CONTINUE THE LEVY AND COLLECTION OF ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC
HEARING
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the City Council of the City of Pleasanton has described proposed improvements to be included for the determination of annual assessments levied for Lighting and Landscape Maintenance District No. 1994-1 Oak Tree Farm, created under the Lighting & Landscape Act of 1972, and ordered the preparation of an Engineer’s Report to determine the annual levy of assessments for such District; and
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the Engineer has filed with the City Clerk a Preliminary Engineer’s Report for the Lighting & Landscape Maintenance District No. 1994-1 Oak Tree Farm for Fiscal Year 2026/27.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE AND ORDER THE FOLLOWING:
SECTION 1. SCI Consulting Group is designated by this Council as the Engineer of Work for Lighting & Landscape Maintenance District No. 1994-1, Oak Tree Farm, during fiscal year 2026/27. The area of land to be assessed is located in the City of Pleasanton, Alameda County.
SECTION 2. The City Council intends to continue to levy and collect assessments within Lighting & Landscape Maintenance District No. 1994-1 Oak Tree Farm, during fiscal year 2026/27.
SECTION 3. The improvements to be made in this assessment district are generally described as follows:
The maintenance and repair of designated landscaped areas, open space slopes, fuel transition zones (fire breaks), entry features, open space drainage ditches, irrigation systems, trees in the open space and designated landscaped areas, and the furnishing of water and power for irrigation systems, together with all appurtenant and incidental expenses within Tract 6563 and 6748, and parcels B and C of Parcel map 6359, City of Pleasanton.
SECTION 4. In accordance with this resolution directing the filing of an annual report, SCI Consulting Group, Engineer of Work, has filed with the City Clerk the report required by the Landscaping and Lighting Act of 1972. All interested persons are referred to that report for a full and detailed description of the improvements, the boundaries of the assessments upon assessable lots and parcels of land within the assessment district.
SECTION 5. On Tuesday, the 21st day of July 2026, at the hour of 7:00 pm, the City Council will conduct a public hearing on the question of the levy of the proposed annual assessment. The Council meeting will be held in accordance with Government Code Section 54954(e). To improve access to public information, residents may access meetings remotely through the City’s website.
SECTION 6. The City Clerk is authorized and directed to give the notice of hearing required by the Landscaping and Lighting Act of 1972.
SECTION 7. City Clerk shall certify to the passage of this resolution and enter it into the book of original resolutions.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on June 2, 2026.
I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 2nd day of June, 2026, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
_____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
Fiscal Year 2026-27
City of Pleasanton
LighƟng and Landscape Maintenance District No.
1994-1, Oak Tree Farm
June 2026
Pursuant to the Landscaping and LighƟng Act of 1972,
Government Code and ArƟcle XIIID of the California
ConsƟtuƟon
EXHIBIT A
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Page i
(This Page IntenƟonally LeŌ Blank)
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Page ii
City of Pleasanton Mayor and City Council
Mayor and City Council
Jack Balch , Mayor
MaƩ Gaidos, District 4, Vice Mayor
Jeff Nibert, District 1, Member
Craig Eicher, District 2, Member
Julie Testa, District 3, Member
City Manager
Gerry Beaudin
City Engineer
Michael Stella
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Page iii
Table of Contents
IntroducƟon .................................................................................................... 6 ExecuƟve Summary ........................................................................................... 6 Overview ........................................................................................................... 7 LighƟng & Landscape Maintenance District No. 1994-1, Oak Tree Farm ......... 7 Engineer’s Report and ConƟnuaƟon of Assessments ....................................... 9 Legal Requirements ......................................................................................... 11 Plans & SpecificaƟons .................................................................................... 12 IntroducƟon .................................................................................................... 12 Oak Tree Farm DescripƟon of Improvements ................................................. 14 Recommended Capital Improvements ........................................................... 15 EsƟmate of Cost and Budget – Fiscal Year 2026-27 ......................................... 16 Notes to EsƟmate of Costs .............................................................................. 18 Method of Assessment ApporƟonment ......................................................... 19 Method of ApporƟonment ............................................................................. 19 Discussion of Benefit ....................................................................................... 20 General versus Special Benefit ........................................................................ 22 CalculaƟng General Benefit and Special Benefit Paid From Other Funds ...... 24 Source of Financial ContribuƟons from Other Funds to SaƟsfy the 19.6% Requirement ................................................................................................... 27 Zones of Benefit .............................................................................................. 29 Method of Assessment ................................................................................... 30 ResidenƟal ProperƟes ..................................................................................... 32 Other ProperƟes ............................................................................................. 32 The Assessment Rate Increases Annually by CPI Error! Bookmark not defined.
Appeals of Assessments Levied to Property ................................................... 33
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Page iv
Assessment Funds Must Be Expended Within the Maintenance District Area ......................................................................................................................... 33 Assessment ................................................................................................... 34 CerƟficates Page ............................................................................................ 36 Assessment Diagram ..................................................................................... 37 Assessment Roll FY 2026-27 –Oak Tree Ranch LMD No 1994-1 ....................... 39
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Page v
List of Figures
Figure 1 – EsƟmate of Costs and Revenues for fiscal year 2026-27 ..................... 17 Figure 2 – Summary Cost EsƟmate – Oak Tree Farm LLMD No. 1994-1 ............... 34 Figure 3 - FY 2025-26 Actual Costs and Revenues ................................................ 41
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Introduction
Executive Summary
The Oak Tree Farm Landscape Maintenance District, 1994-1, was created in 1994, with phase 2 annexed into the district in 1999, and totals 42 parcels. The purpose of the district is to fund the maintenance of the Oak Tree Farm subdivision. The district was formed prior to the passage of ProposiƟon 218, the “Right to Vote on Taxes Act” which requires property owner approval to impose or increase assessments.
When the district was formed, an inflaƟon escalator was built into the assessment with a maximum assessment at the Ɵme of $1,000 per parcel annually. However, the inflaƟon escalator has not been applied and, unƟl last year, assessments remained the same since they were lowered in FY 1999-2000 to $465.75. Last year, staff determined that an assessment of up to $1,000 with an inflaƟon escalator was approved at the Ɵme that the district was formed and the assessments were restored back to the original assessment of $617.41. The assessment will remain at $617.41 for the current fiscal year. Despite the adjustment, the level of maintenance has experienced a severe decline and a there is a lack of sufficient funding for capital improvement projects. The City was forced to shut down the irrigaƟon system, which has led to an even further decline of the landscape. Last year, staff met on several occasions with residents to determine the owner’s prioriƟes. Based on those meeƟngs, the City drew down on the reserve to complete some of the priority work idenƟfied by the property owners, including tree removal, tree pruning, and fence repair. Staff intends to draw down the reserve even further this year to complete more safety improvements, including pruning some of the larger oak trees along Foothill and the London Place trees along Oak Tree Farm Drive and converƟng the lighƟng to LED.
Despite last year’s drawing down of the reserve, and the proposed drawing down of the reserve this year, staff expects that the future stepped assessment increases will place the district in a fiscally sustainable posiƟon.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Overview
The City of Pleasanton (“City”) is located in Alameda County, and covers an area of
24.3 square miles, with over 24,500 assessor parcels, and approximately 80,000 residents. The City currently has five Landscape and LighƟng Maintenance Districts (“Districts”) that provide services to a combined total of 680 parcels:
1984-1 Ponderosa (Del Prado) – 344 parcels
1993-1 Windsor – 90 parcels
1993-2 Bonde Ranch – 103 parcels
1994-1 Oak Tree Farm – 42 parcels
1995-1 Moller Ranch – 101 parcels
The five District’s benefit assessments were established prior to the approval of ProposiƟon 218 in 1996. The purpose of these Districts is to provide funding for the installaƟon, maintenance and servicing of local landscaping and lighƟng improvements (“Improvements”) within each District’s service area.
Lighting & Landscape Maintenance District No. 1994-1, Oak Tree Farm Assessment Background
The Oak Tree Farm LighƟng and Landscape Maintenance District No. 1994-1 ("District 1994-1" or "Maintenance District") was formed in September of 1994 as a CondiƟon of Approval for the Oak Tree Farm Phase I development to fund certain landscape improvements in the Oak Tree Farm subdivision's 25 parcels. In July 1999 the Oak Tree Farm Phase II was annexed into the Oak Tree Farm LighƟng and Landscape Maintenance District No. 1994-1, adding an addiƟonal 16 parcels. The total number of parcels served by District 1994-1 since then to present Ɵme is 42 (25+16+1 City-owned sewer liŌ staƟon parcel).
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
The Oak Tree Farm LighƟng and Landscape Maintenance District No. 1994-1 purpose is to fund the maintenance of the exisƟng Oak Tree Farm subdivision open space areas, entry features, decoraƟve lighƟng, firebreaks, trees, shrubbery, groundcover and irrigaƟon systems.
District 1994-1 is funded by the benefit assessment approved in 1994 ("Assessment"), and it does not receive any direct revenues from property taxes or any other funding sources.
Based on research of the historical documents and in consultaƟon with their consultant, SCI ConsulƟng Group, and an aƩorney that specializes in assessment law, JarvisFay, the fiscal year 2025-26 assessments for District 1994-1 were restored to the amount approved by the formaƟon documents for the Oak Tree Farm LMD, as recorded with ResoluƟon 94-110, an amount of up to $1,000 with an inflaƟon escalator based on the Consumer Price Index for the year.
Under ProposiƟon 218, a property owner vote is only required when these assessments are increased, and an assessment is not increased if it is set at an amount that is no more than the maximum amount iniƟally authorized when the assessment district was created. (Cal. Const. Art. XIII D, § 5(b); Gov. Code § 53750(h)(2)(B).) As a first step toward a more sustainable assessment level, assessments were restored last year, as approved by ResoluƟon 94-110 and implemented with ResoluƟon 98-076, to $617.41 per parcel per year. The formaƟon documents also authorize an annual escalator based on the Consumer Price Index up to the $1,000 maximum; however, in light of the recent decision in Thacker v. City of Fairfield, which has called into quesƟon the validity of applying formaƟon-era inflaƟon escalators, the City has elected not to apply the CPI escalator for fiscal year 2026-27. The assessment rate therefore remains at $617.41 per parcel. With a total of 42 parcels in the District (including one public parcel), fiscal year 2026-27 total assessment revenue will be $26,362.
The fiscal year 2026-27 assessment rate for District 1994-1 is $617.41 per parcel per year (base rate), plus a County collecƟon fee of $10.50 per private parcel, for a total of $627.91 per private parcel. With a total of 42 parcels in the District, fiscal year 2026-27 total assessment revenue will be $26,362.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Over the years, operaƟonal costs and uƟlity costs have increased significantly. The fiscal year 2026-27 assessment revenues are supplemented by a draw from the District's reserve fund balance to cover the full cost of maintaining all common areas, including water costs, county assessment fees, city administraƟon fees, replacement of planƟngs, irrigaƟon systems, fencing, and other district improvements. The fiscal year 2026-27 budget reflects the assessment rate held flat at the prior-year level, with operaƟng costs in excess of assessment revenue funded from the exisƟng reserve fund balance.
The water has been turned off at the Oak Tree Farm LMD because of the state of disrepair of the irrigaƟon system so water rate increases have a limited impact to the Oak Tree Farm LMD, but standard water meter fees sƟll apply and the rate increases will have a significant impact if the irrigaƟon system is restored. A conƟnued increase in costs for fire management, fence and lighƟng repair, and necessary tree pruning/removal costs will be required for the district to be maintained to the levels expected by the homeowners.
City staff discussed the maintenance prioriƟes with residents in several neighborhood meeƟngs held towards the end of 2025 and into early 2026. Staff has started to implement the priority projects and will conƟnue to do so this year, drawing down on the reserve fund for the district. Assessment revenue, supplemented by reserve fund draws, will allow the City to conƟnue to implement necessary facility upgrades and improve maintenance, resulƟng in decreased liability.
For 2025-26 costs/revenues, see Figure 3 – FY 2025-26 Actual Costs and Revenues.
Engineer’s Report and Proposed Assessments
Each year for which the assessments will be conƟnued, the City Council must direct the preparaƟon of an Engineer's Report, budgets and proposed assessments for the upcoming fiscal year. AŌer the Engineer's Report is completed, the City Council may preliminarily approve the Engineer's Report and proposed assessments, and establish the date for a public hearing on the conƟnuaƟon of the assessments.
This Report was prepared pursuant to the direcƟon of the City Council.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
This Engineer’s Report ("Report") was prepared to establish the budget for the conƟnued maintenance, improvements, and services (“Improvements”) that would be funded by the proposed fiscal year 2026-27 assessments, determine the benefits received by property from the Improvements, and the method of assessment apporƟonment to lots and parcels within the Maintenance District.
This Report and the proposed assessments have been made pursuant to the Landscaping and LighƟng Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code ("Act") and ArƟcle XIIID of the California ConsƟtuƟon (“ArƟcle”).
If the City Council approves this Engineer's Report and the conƟnuaƟon of the assessments by resoluƟon, a noƟce of public hearing must be published in a local paper at least 10 days prior to the date of the public hearing. The resoluƟon preliminarily approving the Engineer's Report and establishing the date for a public hearing is used for this noƟce.
Following the minimum 10-day Ɵme period aŌer publishing the noƟce, a public hearing is held for the purpose of allowing public tesƟmony about the proposed conƟnuaƟon of the assessments. This hearing is currently scheduled for July 21, 2026. At this hearing, the City Council would consider approval of a resoluƟon confirming the conƟnuaƟon of the assessments for fiscal year 2026-27. If so confirmed and approved, the assessments would be submiƩed to the County Auditor/Controller for inclusion on the property tax rolls for Fiscal Year 2026-27.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Legal Requirements
Proposition 218
The City of Pleasanton’s five Landscape and LighƟng Maintenance Districts were formed prior to the passage of ProposiƟon 218, “The Right to Vote on Taxes Act,” which was approved by the voters of California on November 6, 1996, and is now ArƟcle XIIIC and XIIID of the California ConsƟtuƟon. (ProposiƟon 218 provides for benefit assessments to be levied to fund the cost of providing services, improvements, as well as maintenance and operaƟon expenses to a public improvement which benefits the assessed property.) Although these assessments are consistent with ProposiƟon 218, the California judiciary has generally referred to pre-ProposiƟon 218 assessments as “grandfathered assessments” and held them to a lower standard than post ProposiƟon 218 assessments.
The exisƟng Assessment Districts will be re-assessed consistent with the procedures and requirements imposed by ProposiƟon 218, which describe several important requirements, including property-owner balloƟng and approval for the imposiƟon of new or increased assessments if greater than the formaƟon level assessments. No vote is required this year because the proposed increase to the assessments is less than the maximum assessment amounts approved at formaƟon of the LMD and no change to the assessment calculaƟon is proposed.
This Engineer’s Report is consistent with the requirements of ArƟcle XIIIC and XIIID of the California ConsƟtuƟon because the Improvements to be funded are clearly defined, the Improvements are directly available to and directly benefit property in the Maintenance District, and the Improvements provide a direct advantage to property in the Maintenance District that would not be received in absence of the assessments.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Plans & Specifications
Introduction
The work and Improvements to be undertaken by the City of Pleasanton within the LighƟng and Landscape Maintenance District No. 1994-1, Oak Tree Farm, and the costs thereof paid from the levy of the annual assessments, provide special benefit to Assessor Parcels within the Maintenance District as defined in the Method of Assessment herein.
The Landscaping and LighƟng Act of 1972 (Streets & Highways Code § 22525 et seq.), (the “Act”), defines improvement, maintenance, servicing, and incidental expenses as follows:
“Improvement” means one or any combinaƟon of the following:
The installaƟon or planƟng of landscaping.
The installaƟon or construcƟon of statuary, fountains, and other ornamental structures and faciliƟes.
The installaƟon or construcƟon of public lighƟng faciliƟes, including, but not limited to, traffic signals.
The installaƟon or construcƟon of any faciliƟes 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 installaƟon or construcƟon of curbs, guƩers, walls, sidewalks, or paving, or water, irrigaƟon, drainage, or electrical faciliƟes.
The installaƟon of park or recreaƟonal improvements, including, but not limited to, all of the following:
Land preparaƟon, such as grading, leveling, cuƫng and filling, sod, landscaping, irrigaƟon systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
The maintenance or servicing, or both, of any of the foregoing, and of any improvement authorized by subdivision (i).
The acquisiƟon of land for park, recreaƟonal, or open-space purposes.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
The acquisiƟon of any exisƟng improvement otherwise authorized pursuant to this secƟon.
The acquisiƟon or construcƟon of any community center, municipal auditorium or hall, or similar public facility for the indoor presentaƟon of performances, shows, stage producƟons, fairs, convenƟons, exhibiƟons, pageants, meeƟngs, parƟes, or other group events, acƟviƟes, or funcƟons, whether those events, acƟviƟes, or funcƟons are public or private.
“Maintain” or “maintenance” means the furnishing of services and materials for the ordinary and usual maintenance, operaƟon, and servicing of any improvement, including:
Repair, removal, or replacement of all or any part of any improvement.
Providing for the life, growth, health, and beauty of landscaping, including culƟvaƟon, irrigaƟon, trimming, spraying, ferƟlizing, or treaƟng for disease or injury.
The removal of trimmings, rubbish, debris, and other solid waste.
The cleaning, sandblasƟng, and painƟng of walls and other improvements to remove or cover graffiƟ.
“Service” or “servicing” means the furnishing of:
Electric current or energy, gas, or other illuminaƟng agent for any public lighƟng faciliƟes or for the lighƟng or operaƟon of any other improvements.
Water for the irrigaƟon of any landscaping, the operaƟon of any fountains, or the maintenance of any other improvements.
“Incidental expenses” include all of the following:
The costs of preparaƟon of the report, including plans, specificaƟons, esƟmates, diagram, and assessment.
The costs of prinƟng, adverƟsing, and the giving of published, posted, and mailed noƟces.
CompensaƟon payable to the county for collecƟon of assessments.
CompensaƟon of any engineer or aƩorney employed to render services in proceedings pursuant to this part.
Any other expenses incidental to the construcƟon, installaƟon, or maintenance and servicing of the improvements.
Any expenses incidental to the issuance of bonds or notes pursuant to SecƟon 22662.5.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Costs associated with any elecƟons held for the approval of a new or increased assessment.
The City of Pleasanton’s work and Improvements (“Improvements”) for the property within the Maintenance District that is owned or maintained by the City of Pleasanton, are consistent with these definiƟons. Plans and specificaƟons for these Improvements are filed with the City of Pleasanton Landscape Architect and are incorporated herein by reference.
Oak Tree Farm Description of Improvements
The improvements which are the subject of this Report are briefly described as follows:
The maintenance and repair of designated landscaped areas, open space slopes, fuel transiƟon zones (fire breaks), entry features, decoraƟve lighƟng, open space drainage ditches, irrigaƟon systems, trees in the open space and designated landscaped areas, and the furnishing of water and power for irrigaƟon systems, together with all appurtenant and incidental expenses within Tract 6563, and 6748, and parcels B and C of Parcel Map 6359, City of Pleasanton.
Landscape plans and specificaƟons for the improvements to this LighƟng and Landscape Maintenance District are those prepared by Merrill & Associates, Landscape Architects/Planners, dated June 1993 (Lots 1 thru 24) and February 1996 (Lots 1 thru 15). These plans and specificaƟons have been filed separately with the Clerk of the LegislaƟve body and are incorporated in this report by reference.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Recommended Capital Improvements
Some of the Improvements in the LighƟng and Landscape Maintenance District No. 1994-1, Oak Tree Farm, are overdue for much needed upgrades and repairs.
However, the Maintenance District reserve fund balance is insufficient to do these tasks. For example, the irrigaƟon system is broken and requires major and costly repairs, so the irrigaƟon has been turned off, and the plants are not being watered at present Ɵme.
The City has prioriƟzed the necessary repair projects with homeowners and has implemented phase 1 of the improvements, which included tree pruning and removal along Foothill Road, tree pruning around the street lights, and fence repair and painƟng along Foothill and Oak Tree Farm Drive. The next phase of improvements planned for this coming year includes converƟng the street and entry lights to LED and priority pruning on some of the larger trees on Foothill Road and Oak Tree Farm Drive.
The Maintenance District Reserve fund balance will be drawn down to accommodate the improvements. No irrigaƟon improvements are planned or expected at this Ɵme based on conversaƟons with the residents and assessments will have to increase in order to complete other necessary renovaƟons and restore the reserve.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Estimate of Cost and Budget – Fiscal Year 2026-27
The budget, on the following page, shows the esƟmate of cost of the Improvements to be funded by the Maintenance District in Fiscal Year 2026-27.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Figure 1 – EsƟmate of Costs and Revenues for fiscal year 2026-27 City of Pleasanton
Landscape Maintenance District No. 1994-1, Oak Tree Farm 2026-27 Estimate of Costs
Budget
Installation, Maintenance, and Servicing Costs
Landscaping (maintenance)
Basic maintenance $7,789.56
Extra work[i]
tree pruning and removal $10,000.00
cleaning out v-ditches (3x per year)
repair backflow preventers and meters
Water $700.00
Fuel transition Zones (Firebreak) 287,000 sq. ft.
Weed abatement $7,975.03
Total for Installation, Maintenance and Servicing $26,464.59 Incidental and Administration Costs[ii]
City of Pleasanton Assessment Administration $1,800.00
County Fees for Collection of Assessment 430.33
Consultant fees for Engineer's Report $2,500.00
Total Incidental and Administrative Costs $4,730.33
Amount to/(from) Reserve Fund[iii]
Reserve/Long-term Replacement Fund for scheduled long-term replacement of various district improvements ($4,833.36) Total Costs $26,362
Budget Allocation to Property
Single Family
Number of Equivalent Assessment Total
Parcels/Units Units (SFE)[iv]
Rate Assessment[v]
42 42 $627.91 $26,362
ExplanaƟon of Annual Assessment Rate per Unit:
41 units @ $627.91 assessment per year (= $617.41 + 10.50 County CollecƟon Fee) 1 unit @ $617.41 assessment per year (City parcel, savings of the $10.50 County CollecƟon Fee)
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Notes to Estimate of Costs
1. Incidental and administraƟon costs esƟmates include City staff hours dedicated to the administraƟon of the assessment (including staff Ɵme to bid work, monitor contracts and contractors, respond to residents’ inquiries, etc.), county charges for inclusion of assessments on property tax bills, and other incidental costs.
2. The district’s capital repair and replacement anƟcipated year-end fund balance is approximately $29,100. The projected fiscal year 2026-27 expenditures exceed annual assessment revenues; the difference will be drawn from the exisƟng fund balance. Reserve/replacement funds are held in an interest-bearing account unƟl needed for repairs to the irrigaƟon system, landscaping, or other District features.
3. The rate shown here is for a single-family home or its equivalent. For the definiƟon of the term Single-Family Equivalent (SFE) and rates for other types of property, see the secƟon Ɵtled, “Method of Assessment” and the secƟons following it in this report.
4. The Act requires that proceeds from the assessments must be deposited into a special fund that has been set up for the revenues and expenditures of the Maintenance District. Moreover, funds raised by the assessment shall be used only for the purposes stated within this Report. Any balance remaining at the end of the Fiscal Year, June 30, must be carried over to the next Fiscal Year. The District may also establish a reserve fund for conƟngencies and special projects as well as a capital improvement fund for accumulaƟng funds for larger capital improvement projects or capital renovaƟon needs. Any remaining balance would either be placed in the reserve fund, the capital improvement fund, or would be used to reduce future years' assessments. The LighƟng and Landscape Maintenance District 1994-1 reserve/replacement funds are held in an interest bearing account unƟl needed for repairs to the irrigaƟon system, landscaping or other District features.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Method of Assessment Apportionment
Method of Apportionment
This secƟon of the Engineer's Report includes an explanaƟon of the benefits to be derived from the installaƟon, maintenance and servicing of Improvements and landscaping for the Maintenance District and the methodology used to apporƟon the total assessment to the properƟes within the Maintenance District .
The method used for apporƟoning the assessment is based upon the relaƟve special benefits to be derived by the properƟes in the Maintenance District over and above general benefits conferred on real property or to the public at large.
The assessment is apporƟoned to lots and parcels in proporƟon to the relaƟve cost of the special benefits from the Improvements. Special benefit is calculated for each parcel in the Maintenance District using the following process:
1. IdenƟficaƟon of all benefit factors derived from the Improvements
2. CalculaƟon of the proporƟon of these benefits that are general
3. DeterminaƟon of the relaƟve special benefit per property type
4. CalculaƟon of the specific assessment for each individual parcel based upon special vs. general benefit; locaƟon, property type, property characterisƟcs, improvements on property and other supporƟng aƩributes
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
The parcels within the LighƟng and Landscape Maintenance District No. 1994-1, Oak Tree Farm, consist of all Assessor Parcels within the boundaries as defined by the Assessment Diagram included within this Report and the Assessor Parcel Numbers listed within the included Assessment Roll. The method used for apporƟoning the assessments is based upon the proporƟonal special benefits to be derived by the properƟes in the Maintenance District, over and above general benefits conferred on real property or to the public at large. The apporƟonment of special benefit is a two-step process: the first step is to idenƟfy the types of special benefit arising from the Improvements, and the second step is to allocate the assessments to property based on the esƟmated relaƟve special benefit for each type of property..
Discussion of Benefit
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, SecƟon 22573 of the Landscaping and LighƟng Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apporƟoned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proporƟon to the esƟmated benefits to be received by each such lot or parcel from the Improvements." ProposiƟon 218, as codified in ArƟcle XIIID of the California ConsƟtuƟon, has confirmed that assessments must be based on the special benefit to property:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proporƟonal special benefit conferred on that parcel."
In this case, the 2008 Silicon Valley Taxpayers AssociaƟon, Inc. vs Santa Clara County Open Space Authority (“SVTA”) decision provides enhanced clarity to the definiƟon of special benefits to properƟes from similar public improvements in three disƟnct areas:
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Proximity
Expanded or improved access
Views
The SVTA decision also clarifies that a special benefit is a service or improvement that provides a direct advantage to a parcel, and that indirect or derivaƟve advantages resulƟng from the overall public benefits from a service or improvement are general benefits.
Proximity, improved access and views, in addiƟon to the other special benefits listed herein further strengthen the basis of these assessments.
The following benefit categories summarize the types of special benefit to residenƟal and other lots and parcels resulƟng from installaƟon, maintenance and servicing of landscaping, irrigaƟon, sidewalks, signs, lights and other improvements to be provided with the assessment proceeds. These categories of special benefits are derived from the statutes passed by the California Legislature and studies which describe the types of special benefit received by property from maintenance and improvements such as those provided by the City of Pleasanton, LighƟng and Landscaping Maintenance District No. 1994-1, Oak Tree Ranch. These types of special benefit are summarized as follows:
A. Improved access to landscaped areas and other permanent public improvements
B. Proximity to improved landscaped areas and other permanent public improvements
C. Improved views
D. Extension of a property’s outdoor areas and landscaped areas for properƟes within close proximity to the Improvements.
E. CreaƟon of individual lots for residenƟal use that, in absence of the assessments, would not have been created
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
The above benefit factors, when applied to property in the Maintenance District, specifically increase the uƟlity and usefulness of the property within the Maintenance District. For example, the assessments will provide funding to improve and maintain the public landscaping next to the parcels within the Maintenance District. Such improved and well-maintained landscaping enhances the overall quality, desirability, uƟlity and safety of the properƟes.
General versus Special Benefit
ArƟcle XIIID, SecƟon 4(a) of the California ConsƟtuƟon requires any local agency proposing to increase or impose a benefit assessment to “separate the general benefits from the special benefits conferred on a parcel.” The raƟonale for separaƟng special and general benefits is to ensure that property owners subject to the benefit assessment are not paying for general benefits. Property may be assessed to fund improvements to the extent of the special benefits conferred by the Improvements; but general benefits are not assessable. Accordingly, a separate esƟmate of the special and general benefit is given in this secƟon.
ArƟcle XIIID never defines the term “general benefit.” The definiƟon of special benefit in SecƟon 2(i) includes the statement that general enhancement of property value does not consƟtute special benefit. General benefit may be described as “an indirect, derivaƟve advantage” resulƟng from the improvements.
One infers from ArƟcle XIIID that all benefit is either general or special.
In other words:
Total
Benefit = General
Benefit + Special
Benefit
There is no widely-accepted or statutory formula for quanƟfying the amount of any general benefit that is idenƟfied.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
In this Report, the general benefit is first idenƟfied, generously esƟmated, and then budgeted so that it is funded, as required by ProposiƟon 218, by sources other than the Assessment.
A formula to esƟmate the general benefit is listed below:
General
Benefit =
Benefit to Real
Property Outside
the Assessment
District
+
Benefit to Real Property
Inside the Assessment
District that is Indirect and
DerivaƟve
+
Benefit to
the Public
at Large
Special benefit, on the other hand, is defined in the California consƟtuƟon as “a parƟcular and disƟnct benefit over and above general benefits conferred on real property located in the district or to the public at large.” A special benefit is conferred to a property if the property “receives a direct advantage from the improvement (e.g., proximity to setback landscaping).” In the Maintenance District, as noted, properƟes have close and unique proximity, views of and access to the Improvements, and uniquely improved uƟlity and desirability from the Improvements, and other properƟes and the public at large do not receive such benefits because they do not have proximity, access to or views of the Improvements. Therefore, the overwhelming proporƟon of the benefits conferred to property is special, and only minimal general benefit is conferred on property outside the Maintenance District or to the public at large.
This Engineer’s Report includes a specific, quanƟfied calculaƟon of general benefits, as described below, that is based in part on the use by people outside of the Maintenance District. Moreover, the proporƟonality of the Assessments to the special benefits conferred on each parcel, based in large part on proximity, is established as well.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Calculating General Benefit and Special Benefit Paid From Other Funds In this secƟon, the total general benefit, which must be paid from other non- assessment funds, is conservaƟvely esƟmated, quanƟfied, described and separated, and then budgeted to absolutely ensure that it is funded by sources other than this assessment.
Benefit to Property Outside the Maintenance District = 9.6% In summary, real property located within the boundaries of the Maintenance District disƟnctly and directly benefit from closer proximity, access and views of the Improvements funded by the Assessments, the creaƟon of developable parcels, and from the extension of usable land area provided by the assessments.
The Improvements are specifically designed to serve local properƟes in the Maintenance District, not other properƟes nor the public at large. The Maintenance District has been narrowly drawn to include those parcels that receive a direct advantage from the Improvements. The public at large and other properƟes outside the Maintenance District receive only limited benefits from the Improvements because they do not have proximity, good access or views of the Improvements. These are special benefits to property in the Maintenance District in much the same way that sewer and water faciliƟes, sidewalks and paved streets enhance the uƟlity and desirability of specific proximate properƟes and make them more funcƟonal to use, safer and easier to access.
ProperƟes within the proposed Maintenance District receive almost all of the special benefits from the Improvements, because properƟes in the Maintenance District enjoy unique and close proximity and access to the Improvements that are enjoyed less by other properƟes or the public at large. The landscaping Improvements are specifically designed to benefit the properƟes in the Maintenance District.
Furthermore, there are mulƟple, proximate open space, landscaped areas, and other improvements outside of the Maintenance District, funded by other sources, that provide most of the open space and landscaping benefits to nearby parcels that are outside of the Maintenance District.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
In other words, the landscaping Improvements maintained by the proposed Assessments specially benefit the properƟes within the Maintenance District, but other nearby improvements primarily benefit other proximate properƟes.
Nonetheless, there are certain properƟes that are outside the boundaries of the Maintenance District that may benefit from the landscape improvements. A total of no more than 8 proximate parcels have been idenƟfied that receive some special benefit from the improvements including improved views, proximity and/or access, but do not receive extension of outdoor areas nor the special benefit of parcel creaƟon. Since these adjacent properƟes only receive a 3 of the 5 major special benefits, a 60% factor is applied.
Total General Benefit to ProperƟes Outside of the District = 9.6%:
Although it can reasonably be argued that Improvements inside, but near the Maintenance District boundaries are offset by similar landscape improvements provided outside, we use the more generous approach of finding that 9.6% of the Improvements may be of benefit to property outside of the Maintenance District.
AssumpƟons:
8 parcels outside and adjacent to the District
42 parcels in the Maintenance District
CalculaƟon
General Benefit to Property outside the Improvement
District =
(8 / (8 + 42)) * 60% = 9.6 %
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Benefit to Property Inside the District that is Indirect and Derivative = 0% The “indirect and derivaƟve” benefit to property within the Maintenance District is parƟcularly difficult to calculate. A solid argument can be presented that all benefit within the Maintenance District is special, because the Improvements are clearly “over and above” and “parƟcular and disƟnct” when compared with the unique proximity, access and views of the Improvements enjoyed by benefiƟng properƟes in the Maintenance District.
Nevertheless, the SVTA decision indicates that there may be general benefit “conferred on real property located in the district.” A measure of the general benefits to property within the Maintenance District is the percentage of land area within the Maintenance District that is publicly owned, open to the public, and used for regional purposes such as major roads, rail lines, hospitals, and other regional faciliƟes because such properƟes, while physically within the Maintenance District, are used for regional purposes and could provide indirect benefits to the public at large. In this case, essenƟally 0% of the land area is used for such regional purposes.
Benefit To The Public At Large = 10%
The general benefit to the public at large can be esƟmated by the proporƟonate amount of Ɵme that the Maintenance District’s public landscaped areas and faciliƟes are used and enjoyed by individuals who are not residents, employees, customers or property owners in the Assessment Area. Based on surveys and research conducted by SCI, in which visitors to similar landscape, open space and parks, at various Ɵmes of the day, evening, and week, were asked to look at a District map and to idenƟfy whether they lived or worked within the City, less than 5% of the use of similar landscape, open space, parks or recreaƟon areas is by the public at large. When people outside the Maintenance District use landscape, open space, parks or recreaƟon areas, they diminish the availability of such faciliƟes for people within the Maintenance District. Therefore, another 5% of general benefits are allocated for people within the Maintenance District.
Combining these two elements of general benefit, we find that 10% of the benefits from the Improvements are general benefits to the public at large.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Total General Benefits To Be Financially Contributed From Other Funds is
19.6%
Using a sum of these three measures of general benefit, we find that approximately 19.6% of the benefits conferred by the Improvements may be general in nature and should be funded by sources other than the Assessments.
General Benefit CalculaƟon
9.6% (Outside the Maintenance District)
+ 0.0% (Inside the Maintenance District – indirect and derivaƟve) + 10.0% (Public at Large)
= 19.6% (Total General Benefit)
Source of Financial Contributions from Other Funds to Satisfy the 19.6% Requirement
The general benefit contribuƟon is paid in part from other “in-kind,” non-monetary contribuƟons from the City in the form of infrastructure criƟcal to the conƟnued maintenance of the Maintenance District Improvements, as described below. Also, general benefit contribuƟons come from the “annuity” value of the improvements that were constructed by the developer.
The City of Pleasanton owns, maintains, rehabilitates and replaces the curb and guƩer along the border of the Maintenance District. This curb and guƩer serves to support, contain, retain, manage irrigaƟon flow and growth, and provide a boundary for the Improvements. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the curb and guƩer is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local curb and guƩer, the budget would increase by at least 10%.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
The City of Pleasanton owns and maintains a storm drainage system along the border of the Maintenance District. This system serves to prevent flooding and associated damage to the Improvements, and manage urban runoff including local pollutants loading from the Improvements. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the local storm drainage system is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local storm drainage system, the budget would increase by at least 10%.
The City of Pleasanton owns and maintains local public streets throughout the Maintenance District. These public streets provide access to the Improvements for its enjoyment as well as efficient maintenance. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the local public streets is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local public streets, the budget would increase by at least 10%.
The value of the iniƟal Improvements constructed by the Developer can be quanƟfied and moneƟzed as an annuity to be amorƟzed. Since the iniƟal Improvements were performed and paid for by non-assessment funds, this “annuity” can be used to offset general benefit costs, and is conservaƟvely esƟmated to contribute 20%. In other words, if the Maintenance District were required to construct all the Improvements, the annual budget would increase by at least 20%.
In other words, there is a 19.6% contribuƟon needed to offset the general benefits conferred by the Improvements, and there is a 50% contribuƟon from City of Pleasanton supporƟng local infrastructure, along with the amorƟzed value of iniƟal construcƟon. This 50% contribuƟon more than saƟsfies the general benefit requirements.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
The esƟmates used above for the City of Pleasanton’s “in-kind,” non-monetary contribuƟons for the maintenance, rehabilitaƟon and replacement of the curbs and guƩers, storm drainage systems, local streets (the “supporƟve infrastructure”), and the value of the iniƟal Improvements constructed by the Developer, are based on industry standards; typical and standard quanƟty raƟos between this supporƟve infrastructure (including the City’s relaƟve associated maintenance costs) and similar Improvements; and on the assessment Engineer’s professional experience on planning and working in such projects.
Source of ContribuƟons from Other Funds to SaƟsfy 19.6% Requirement City non-monetary contribuƟons:
10.0% (Curb and guƩer)
+ 10.0% (Storm drainage system)
+ 10.0% (Public roads)
+ 20.0% (AmorƟzed value of iniƟal construcƟon)
= 50.0% (Total General Benefit paid from other funds)
Zones of Benefit
The boundaries of the Assessment Area are carefully drawn to only include the properƟes that are proximate to the Improvements and that would materially benefit from the Improvements.
In SVTA, the court noted that even a local agency-wide assessment district is appropriate under the right condiƟons:
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
“Thus, if an assessment district is narrowly drawn, the fact that a benefit is conferred throughout the district does not make it general rather than special. In that circumstance, the characterizaƟon of a benefit may depend on whether the parcel receives a direct advantage from the improvement (e.g., proximity to a park) or receives an indirect, derivaƟve advantage resulƟng from the overall public benefits of the improvement (e.g., general enhancement of the district's property values).”
The court therefore acknowledged the appropriateness of a District-wide assessment so long as each parcel receives a direct advantage from the assessment-funded improvement or service. As demonstrated in this Report, each parcel in the Maintenance District receives a direct advantage and special benefit from the Improvements.
In the Maintenance District, the advantage that each parcel receives from the Improvements is direct, and the boundaries are narrowly drawn to include only parcels that benefit from the Assessment. Therefore, the even spread of assessment throughout the narrowly drawn district is indeed consistent with the SVTA decision. The benefits from the Improvements within the Maintenance District do not vary further based on proximity of the parcels to the Improvements because the increased benefits of greater proximity to the Improvements are generally offset by a parallel increase in negaƟve factors such as higher levels of traffic, noise, etc. that comes with increased proximity.
Consequently, since all parcels in the Maintenance District have good access and proximity to the Improvements and the benefits to relaƟvely closer proximity are offset by other factors, addiƟonal proximity is not considered to be a factor in determining benefit within the Maintenance District. Therefore, zones of benefit are not jusƟfied or needed within the Maintenance District Method of Assessment
As previously discussed, the Assessments provide comprehensive Improvements that clearly confers direct and special benefits to properƟes in the Maintenance District.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
The allocaƟon of special benefits to property is primarily based on the type of property and the size of property. These benefits can also parƟally be measured by the occupants on property in the Maintenance District because such parcel populaƟon density is a measure of the relaƟve benefit a parcel receives from the Improvements. It should be noted that many other types of “tradiƟonal” assessments also use parcel populaƟon densiƟes to apporƟon the assessments.
For example, the assessments for sewer systems, roads and water systems are typically allocated based on the populaƟon density of the parcels assessed.
Therefore, the apporƟonment of benefit is reasonably based on the type of parcel, the size of parcels and the populaƟon density of parcels.
A criƟcal step in apporƟoning assessments is to determine the relaƟve special benefit for each property. This process involves determining the relaƟve benefit received by each property in relaƟon to a single-family home, or, in other words, on the basis of Single-Family Equivalent (SFE) units. This SFE methodology is commonly used to distribute assessments in proporƟon to esƟmated special benefit and is generally recognized as providing the basis for a fair and appropriate distribuƟon of assessments. For the purposes of this Engineer’s Report, all properƟes are designated an SFE value, which is each property’s relaƟve benefit in relaƟon 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 unit or one SFE.
Finally, the special benefits to be derived from the Assessments will be conferred on property and are not based on a specific property owner’s use of the Improvements, a specific property owner’s occupancy of property, or the property owner’s demographic status such as age or number of dependents. The benefits derived to property are related to the average number of people who could potenƟally live on, work at, or otherwise could occupy a property, not how the property is currently used by the present owner. Therefore, the number of people who could, or potenƟally, live on, work at or otherwise occupy a property is one indicator of the relaƟve level of benefit received by a property.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
In conclusion, the Assessment Engineer determined that the appropriate method of assessment apporƟonment should be based on the type of property, the relaƟve size of the property, property locaƟon, its relaƟve populaƟon and its proximity to the landscaping and open space faciliƟes. This method is further described below.
Residential Properties
Oak Tree Farm development is a residenƟal single family development project consisƟng of a total of 42 parcels, 41 single family home parcels, and a City owned parcel used as a sewer liŌ staƟon. As such, each residenƟal property receives similar benefit from the proposed Improvements.
Therefore, the Engineer has determined that the appropriate method of apporƟonment of the benefits derived by all parcels is on a dwelling unit or single- family residence basis. All improved properƟes, or properƟes proposed for development, are assigned one Single-Family Equivalent unit or 1 SFE factor equal to the number of dwelling units developed or planned for the property.
Other Properties
ArƟcle XIIID sƟpulates that publicly owned properƟes must be assessed unless there is clear and convincing evidence that those properƟes receive no special benefit from the Assessment.
All properƟes that are specially benefited are assessed. Other publicly owned property that is used for purposes similar to private residenƟal, commercial, industrial or insƟtuƟonal uses is benefited and assessed at the same rate as such privately owned property.
Miscellaneous, small and other parcels such as roads, right-of-way parcels, and common areas typically do not generate significant numbers of employees, residents, customers or guests, who would have access to or use the Improvements. These miscellaneous parcels therefore receive no benefit from the Improvements and are assessed an SFE benefit factor of 0 SFEs.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Appeals of Assessments Levied to Property
Any property owner who feels that the assessment levied on their property is in error as a result of incorrect informaƟon being used to apply the foregoing method of assessment may file a wriƩen appeal with the City of Pleasanton City Engineer or his or her designee. Any such appeal is limited to correcƟon of an assessment during the then current Fiscal Year and applicable law. Upon the filing of any such appeal, the City of Pleasanton City Engineer or his or her designee will promptly review the appeal and any informaƟon provided by the property owner. If the City of Pleasanton City Engineer or his or her designee finds that the assessment should be modified, the appropriate changes shall be made to the Assessment Roll. If any such changes are approved aŌer the Assessment Roll has been filed with the County for collecƟon, the City Engineer or his or her designee is authorized to refund to the property owner the amount of any approved reducƟon.
Assessment Funds Must Be Expended Within the Maintenance District Area
The net available Assessment funds, aŌer incidental, administraƟve, financing and other costs, shall be expended exclusively for Improvements within the boundaries of the Maintenance District and appropriate incidental and administraƟve costs as defined in the Plans and SpecificaƟons secƟon.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Assessment
WHEREAS, the City of Pleasanton City Council directed the undersigned Engineer of Work to prepare and file a report presenƟng an esƟmate of costs, a diagram for the Maintenance District, and an assessment of the esƟmated costs of the Improvements upon all assessable parcels within the Maintenance District; NOW, THEREFORE, the undersigned, by virtue of the power vested in me under the Act, ArƟcle XIIID of the California ConsƟtuƟon, and the order of the City Council of the City of Pleasanton, hereby makes the following assessment to cover the porƟon of the esƟmated cost of the Improvements, and the costs and expenses incidental thereto to be paid by the Maintenance District.
The amount to be paid for said Improvements and the expense incidental thereto, to be paid by the Maintenance District for the Fiscal Year 2026-27 is generally as follows:
Figure 2 – Summary Cost EsƟmate – Oak Tree Farm LLMD No. 1994-1 Budget Item Budgeted
Cost
Installation, Maintenance, and Servicing Costs $26,464.59 Incidental and Administration Costs $4,730.33
Amount to/(from) Reserve Fund ($4,833.36)
Total Budget $26,361.56
As required by the Act, an Assessment Diagram showing the exterior boundaries of the Maintenance District is hereto aƩached and incorporated herein by reference. The disƟncƟve number of each parcel or lot of land in the Maintenance District is its Assessor Parcel Number appearing on the Assessment Roll.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
I do hereby assess and apporƟon the net amount of the cost and expenses of the Improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the Maintenance District, in accordance with the special benefits to be received by each parcel or lot, from the Improvements, and more parƟcularly set forth in the EsƟmate of Cost and Method of Assessment in the Report.
The Assessment is made upon the parcels or lots of land within the Maintenance District in proporƟon to the special benefits to be received by the parcels or lots of land, from the Improvements.
The Maintenance District’s assessment rate for fiscal year 2026-27 remains the same as the previous fiscal year $617.41 per single family equivalent (SFE) benefit unit (base rate), plus the County collecƟon fee of $10.50, for a total of $627.91 per assessable private parcel.
Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as will be shown on the Assessor's Maps of Alameda County for the Fiscal Year 2026-27. For a more parƟcular descripƟon of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.
I hereby will 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 Maintenance District.
Dated: May 15, 2026
Engineer of Work
By
John W. Bliss, License No. C052091
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Certificates Page
LIGHTING AND LANDSCAPE MAINTENANCE DISTRICT 1994-1, OAK TREE RANCH
CITY OF PLEASANTON, ALAMEDA COUNTY , CALIFORNIA
(Pursuant to the Landscaping and LighƟng Act of 1972)
The undersigned respecƞully submits the enclosed Engineer's Report and does hereby cerƟfy that this Engineer's Report and the Assessment have been prepared by me as directed by the City Council.
JOHN W. BLISS, Engineer of Work, License No.C052091
By:__________________________________________
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto aƩached, was filed with me on the _________day of______________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto aƩached, was approved and confirmed by the City Council of the City of Pleasanton, Alameda County, California, on the ______________day of____________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
I HEREBY CERTIFY that a cerƟfied copy of the enclosed Engineer's Report, including Assessment Roll and Assessment Diagram was filed with the County Auditor of the County of Alameda, on the ______________day of_______________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Assessment Diagram
The Maintenance District includes all properƟes within the Oak Tree Farm subdivision, as displayed on the following Assessment Diagram. The lines and dimensions of each lot or parcel within the Maintenance District are those lines and dimensions as shown on the maps of the Assessor of Alameda County for Fiscal Year 2026-27, and are incorporated herein by reference, and made a part of this Diagram and this Report.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Assessment Roll FY 2026-27 –Oak Tree Ranch LMD No
1994-1
ASSESSMENT
DIAGRAM NO.
ASSESSOR'S PARCEL
NUMBER
ASSESSMENT
AMOUNT
COLLECTION
CHARGE
(0.017)
TOTAL
Phase I
1 946-4585-001 617.41 10.50 627.91
2 946-4585-002 617.41 10.50 627.91
3 946-4585-003 617.41 10.50 627.91
4 946-4585-004 617.41 10.50 627.91
5 946-4585-005 617.41 10.50 627.91
6 946-4585-006 617.41 10.50 627.91
7 946-4585-007 617.41 10.50 627.91
8 946-4585-008 617.41 10.50 627.91
9 946-4585-009 617.41 10.50 627.91
10 946-4585-010 617.41 10.50 627.91
11 946-4585-046 617.41 10.50 627.91
12 946-4585-047 617.41 10.50 627.91
13 946-4585-013 617.41 10.50 627.91
14 946-4585-014 617.41 10.50 627.91
15 946-4585-015-01 617.41 10.50 627.91
16 946-4585-016 617.41 10.50 627.91
17 946-4585-017 617.41 10.50 627.91
18 946-4585-018 617.41 10.50 627.91
19 946-4585-019 617.41 10.50 627.91
20 946-4585-020 617.41 10.50 627.91
21 946-4585-021 617.41 10.50 627.91
22L1 946-4585-050 617.41 10.50 627.91
22L2 946-4585-051 617.41 10.50 627.91
22L3 946-4585-052 617.41 10.50 627.91
23 946-4585-023-05 617.41 10.50 627.91
Phase II
L1 946-4585-029 617.41 10.50 627.91
L2 946-4585-030 617.41 10.50 627.91
L3 946-4585-031 617.41 10.50 627.91
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
L4 946-4585-032 617.41 10.50 627.91
L5 946-4585-033 617.41 10.50 627.91
L6A 946-4585-048 617.41 10.50 627.91
L6B 946-4585-049 617.41 10.50 627.91
L7 946-4585-035 617.41 10.50 627.91
L8 946-4585-043 617.41 10.50 627.91
L9 946-4585-036 617.41 10.50 627.91
L10 946-4585-037 617.41 10.50 627.91
L11 946-4585-038 617.41 10.50 627.91
L12 946-4585-039 617.41 10.50 627.91
L13 946-4585-040 617.41 10.50 627.91
L14 946-4585-041 617.41 10.50 627.91
L15 946-4585-042 617.41 10.50 627.91
City 946-4585-044 617.41 n/a 617.41
42 TOTAL
ASSESSMENTS: $25,931.22 $430.33 $26,361.55
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1994-1,
Oak Tree Farm
Engineer’s Report
Figure 3 - FY 2025-26 Actual Costs and Revenues
138 Oak Tree Farm
Item Budget Expenditures* Anticipated Remaining
Expenditures
Anticipated Year-
end Balance
Installation and Maintenance
Basic Maintenance $7,560.00 $6,300.00 $1,260.00 $0.00 Extra Work** $25,000.00 $11,600.00 $34,363.00 ($20,963.00) Weed Abatement/Fuel Management $7,740.00 $0.00 $7,740.00 $0.00 Water** $400.00 $481.23 $71.20 ($152.43)
Subtotal $40,700.00 $18,381.23 $43,434.20 ($21,115.43)
Incidental and Administrative City of Pleasanton Assessment Administration $1,800.00 $0.00 $1,800.00 $0.00
County Fees for Collection of Assessment $437.65 $437.65 $0.00 $0.00 Proposition 218-compliance process $9,000.00 $0.00 $2,500.00 $6,500.00 Subtotal $11,237.65 $437.65 $4,300.00 $6,500.00
Annual Assessment $26,361.72
Reserve
Starting Fund Balance (7/1/2025) $69,343.71
Budgeted Year-End Fund Balance $43,767.78
Anticipated Year-End Fund Balance $29,152.35
* Expenditures from July 1, 2025 to May 7, 2026
** Extra work typically includes tree removal, fence repair and painting, light repairs, and tree pruning
ATTACHMENT 6
RESOLUTION NO. 2026-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON TO
APPROVE THE INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1995 -1 MOLLER RANCH FOR FISCAL YEAR 2026/27; DECLARING THE INTENTION TO CONTINNUE THE LEVY AND COLLECTION OF ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC
HEARING
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the City Council of the City of Pleasanton has described proposed improvements to be included for the determination of annual assessments levied for Lighting and Landscape Maintenance District No. 1995-1 Moller Ranch, created under the Lighting & Landscape Act of 1972, and ordered the preparation of an Engineer’s Report to determine the annual levy of assessments for such District; and
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the Engineer has filed with the City Clerk a Preliminary Engineer’s Report for the Lighting & Landscape Maintenance District No. 1995-1 Moller Ranch for Fiscal Year 2026/27.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE AND ORDER THE FOLLOWING:
SECTION 1. SCI Consulting Group is designated by this Council as the Engineer of Work for Lighting & Landscape Maintenance District No. 1995-1, Moller Ranch, during fiscal year 2026/27. The area of land to be assessed is located in the City of Pleasanton, Alameda County.
SECTION 2. The City Council intends to continue to levy and collect assessments within Lighting & Landscape Maintenance District No. 1995-1 Moller Ranch, during fiscal year 2026/27.
SECTION 3. The improvements to be made in this assessment district are generally described as follows:
The maintenance and repair of designated landscaped areas, open space slopes, fuel transition zones (fire breaks), entry features, open space drainage ditches, irrigation systems, trees in the open space and designated landscaped areas, and the furnishing of water and power for irrigation systems, together with all appurtenant and incidental expenses within Tract 6617, City of Pleasanton.
SECTION 4. In accordance with this resolution directing the filing of an annual report, SCI Consulting Group, Engineer of Work, has filed with the City Clerk the report required by the Landscaping and Lighting Act of 1972. All interested persons are referred to that report for a full and detailed description of the improvements, the boundaries of the assessments upon assessable lots and parcels of land within the assessment district.
SECTION 5. On Tuesday, the 21st day of July 2026, at the hour of 7:00 pm, the City Council will conduct a public hearing on the question of the levy of the proposed annual assessment. The Council meeting will be held in accordance with Government Code Section 54954(e). To improve access to public information, residents may access meetings remotely through the City’s website.
SECTION 6. The City Clerk is authorized and directed to give the notice of hearing required by the Landscaping and Lighting Act of 1972.
SECTION 7. City Clerk shall certify to the passage of this resolution and enter it into the book of original resolutions.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on June 2, 2026.
I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 2nd day of June, 2026, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
_____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
Fiscal Year 2026-27
City of Pleasanton
LighƟng and Landscape Maintenance District No.
1995-1, Moller Ranch
June 2026
Pursuant to the Landscaping and LighƟng Act of 1972,
Government Code and ArƟcle XIIID of the California ConsƟtuƟon
EXHIBIT A
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Page i
(This Page IntenƟonally LeŌ Blank)
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Page ii
City of Pleasanton Mayor and City Council
Mayor and City Council
Jack Balch , Mayor
MaƩ Gaidos, District 4, Vice Mayor
Jeff Nibert, District 1, Member
Craig Eicher, District 2, Member
Julie Testa, District 3, Member
City Manager
Gerry Beaudin
City Engineer
Michael Stella
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Page iii
Table of Contents
IntroducƟon .................................................................................................... 6 Overview ........................................................................................................... 6 LighƟng & Landscape Maintenance District No. 1995-1, Moller Ranch ........... 7 Engineer’s Report and ConƟnuaƟon of Assessments ..................................... 10 Legal Requirements ......................................................................................... 11 Plans & SpecificaƟons .................................................................................... 13 IntroducƟon .................................................................................................... 13 Moller Ranch DescripƟon of Improvements ................................................... 15 Recommended Capital Improvements ........................................................... 15 EsƟmate of Cost and Budget – Fiscal Year 2026-27 ......................................... 17 Notes to EsƟmate of Costs .............................................................................. 19 Method of Assessment ApporƟonment ......................................................... 21 Method of ApporƟonment ............................................................................. 21 Discussion of Benefit ....................................................................................... 22 General versus Special Benefit ........................................................................ 24 CalculaƟng General Benefit and Special Benefit Paid From Other Funds ...... 26 Zones of Benefit .............................................................................................. 31 Method of Assessment ................................................................................... 32 ResidenƟal ProperƟes ..................................................................................... 34 Other ProperƟes ............................................................................................. 34 The Assessment Rate Increases Annually by CPI .............. Error! Bookmark not defined.34
Appeals of Assessments Levied to Property ................................................... 35 Assessment Funds Must Be Expended Within the Maintenance District Area ......................................................................................................................... 35
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Page iv
Assessment ................................................................................................... 36 CerƟficates Page ............................................................................................ 38 Assessment Diagram ..................................................................................... 40 Assessment Roll FY 2026-27 – LLMD No 1995-1 Moller Ranch ........................ 42
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Page v
List of Figures
Figure1 – EsƟmate of Costs and Revenues for fiscal year 2026-27 ...................... 18 Figure 2 – Summary Cost EsƟmate – Moller Ranch LLMD No. 1995-1 ................. 36 Figure 3 - FY 2025-26 Actual Costs and Revenues ............................................ 4543
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Introduction
Overview
The Moller Ranch Landscape Maintenance District, 1995-1, was created in 1995 as a means to fund the maintenance of the designated landscaped and open space areas, and common area features for the 101 parcel Moller Ranch subdivision. The district was formed prior to the passage of ProposiƟon 218, the “Right to Vote on Taxes Act” which requires property owner approval to impose or increase assessments.
When the district was formed, an inflaƟon escalator was built into the assessment with a maximum assessment at the Ɵme of $1,000 per parcel annually. However, the inflaƟon escalator has not been applied and, unƟl last year, assessments remained the same since they were lowered in FY 1999-2000 to $560.53. Last year, staff determined that an assessment of up to $1,000 with an inflaƟon escalator was approved at the Ɵme that the district was formed and the assessments were restored back to the original assessment of $687.12. This year the assessments will be adjusted per the inflaƟon escalator.
The reduced assessment implemented in 1999 has led to a severe decline in the level of maintenance, a lack of sufficient funding for capital improvement projects, and forced the city to shut down a porƟon of the irrigaƟon system. The lack of irrigaƟon has led to an even further decline of the landscape. The district requires significant capital improvements to bring the landscape maintenance to a similar level as approved at the Ɵme of formaƟon, including an upgrade of the irrigaƟon system, and the non-funcƟonal turf will require removal per AB 1572 by 2029. Staff intends to draw down the reserve fund this year to implement repair projects and also meet with the HOA Board to develop a list of prioriƟes so that next year’s budget and assessment reflects the input of the residents.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Overview
The City of Pleasanton (“City”) is located in Alameda County, and covers an area of
24.3 square miles, with over 24,500 assessor parcels, and approximately 80,000 residents. The City currently has five Landscape and LighƟng Maintenance Districts (“Districts”) that provide services to a combined total of 680 parcels:
1984-1 Ponderosa (Del Prado) – 344 parcels
1993-1 Windsor – 90 parcels
1993-2 Bonde Ranch – 103 parcels
1994-1 Oak Tree Farm – 42 parcels
1995-1 Moller Ranch – 101 parcels
The five District’s benefit assessments were established prior to the approval of ProposiƟon 218 in 1996. The purpose of these Districts is to provide funding for the installaƟon, maintenance and servicing of local landscaping and lighƟng improvements (“Improvements”) within each District’s service area.
Lighting & Landscape Maintenance District No. 1995-1, Moller Ranch Assessment Background
The Moller Ranch LighƟng and Landscape Maintenance District No. 1995-1 (“District 1995-1” or “Maintenance District”) was formed in 1995 as a CondiƟon of Approval for the Moller Ranch development, to fund certain landscape improvements within the Moller Ranch subdivision.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
The development included a planned unit development with 99 residenƟal dwelling parcels: 62 townhomes, 23 single family producƟon lots, and 14 single family custom lots on approximately 35 acres of a 198 acre site located generally to the west/northwest of the Foothill Road/Muirwood Drive intersecƟon. As part of a subsequent ordinance, the approval of the townhomes was modified to approve single family homes. The subdivision also contains a City owned parcel that has a water tank, and a small parking lot parcel owned by the Moller Ranch Owner’s AssociaƟon and managed by the City. The total number of parcels served by District 1995-1 at present Ɵme is 101 parcels.
The Moller Ranch LighƟng and Landscape Maintenance District No. 1995-1 purpose is to fund the maintenance of the exisƟng Moller Ranch subdivision designated landscaped areas, open space slopes, fuel transiƟon zones (fire breaks), entry features, open space drainage ditches, irrigaƟon systems, trees in the open space and designated landscaped areas, groundcover and irrigaƟon systems.
District 1995-1 is funded by the benefit assessment approved in 1995 (“Assessment”), and it does not receive any direct revenues from property taxes or any other funding sources.
Over the years, operaƟonal costs and uƟlity costs have increased, however the assessment revenues have remained the same. The fiscal year 2026-27 total assessment revenue will not be sufficient to fund the maintenance of all common areas, including water costs, county assessment fees, city administraƟon fees, replacement of planƟngs, irrigaƟon systems, fencing, and other district improvements. The Engineer’s Report projects that the City will need to reduce landscape maintenance and water use so that landscape maintenance and necessary capital improvement costs remain below assessments.
An increase in the annual assessment will be necessary in order to meet the maintenance standards of the District into the future. If addiƟonal funding from a new or increased assessment is not implemented, the City will be forced to conƟnue to reduce maintenance and postpone faciliƟes upgrades, resulƟng in a conƟnuing deterioraƟon of the grounds and faciliƟes.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Based on research of the historical documents and in consultaƟon with their consultant, SCI ConsulƟng Group, and an aƩorney that specializes in assessment law, JarvisFay, the fiscal year 2025-26 assessments for District 1995-1 were restored to the amount approved by the formaƟon documents for the Moller Ranch LMD, as recorded with ResoluƟon 95-102, an amount of up to $1,000 with an inflaƟon escalator based on the Consumer Price Index for the year.
Under ProposiƟon 218, a property owner vote is only required when these assessments are increased, and an assessment is not increased if it is set at an amount that is no more than the maximum amount iniƟally authorized when the assessment district was created. (Cal. Const. Art. XIII D, § 5(b); Gov. Code § 53750(h)(2)(B).) As a first step toward a more sustainable assessment level, assessments were restored last year, as approved by ResoluƟon 95-102 and implemented with ResoluƟon 97-84 (the first assessment following the implementaƟon of ProposiƟon 218), to $675.63 per parcel per year. The formaƟon documents also authorize an annual escalator based on the Consumer Price Index up to the $1,000 maximum; however, in light of the recent decision in Thacker v.
City of Fairfield, which has called into quesƟon the validity of applying formaƟon- era inflaƟon escalators, the City has elected not to apply the CPI escalator. The assessment rate therefore remains at $675.63 per parcel. With a total of 101 parcels in the District (including two public parcels), fiscal year 2026-27 total assessment revenue will be $68,238.63.
Over the years, operaƟonal costs and uƟlity costs have increased significantly. The fiscal year 2026-27 assessment revenues are supplemented by a draw from the District's reserve fund balance to cover the full cost of maintaining all common areas, including water costs, county assessment fees, city administraƟon fees, replacement of planƟngs, irrigaƟon systems, fencing, and other district improvements. The fiscal year 2026-27 budget reflects the assessment rate held flat at the prior-year level, with operaƟng costs in excess of assessment revenue funded from the exisƟng reserve fund balance.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
An increase in the annual assessment will be necessary in order to meet the maintenance standards of the District into the future. If addiƟonal funding from a new or increased assessment is not implemented, the City will be forced to conƟnue to reduce maintenance and postpone faciliƟes upgrades, resulƟng in a conƟnuing deterioraƟon of the grounds and faciliƟes.
City staff discussed the maintenance prioriƟes with residents in several neighborhood meeƟngs held towards the end of 2025 and into early 2026. Staff has started to implement the priority projects and will conƟnue to do so this year, drawing down on the reserve fund for the district. Assessment revenue, supplemented by reserve fund draws, will allow the City to conƟnue to implement necessary facility upgrades and improve maintenance, resulƟng in decreased liability.
Engineer’s Report and Continuation of Assessments
Each year for which the assessments will be conƟnued, the City Council must direct the preparaƟon of an Engineer's Report, budgets and proposed assessments for the upcoming fiscal year. AŌer the Engineer's Report is completed, the City Council may preliminarily approve the Engineer's Report and proposed assessments, and establish the date for a public hearing on the conƟnuaƟon of the assessments.
This Report was prepared pursuant to the direcƟon of the City Council.
This Engineer’s Report ("Report") was prepared to establish the budget for the conƟnued maintenance, improvements, and services (“Improvements”) that would be funded by the proposed fiscal year 2026-27 assessments, determine the benefits received by property from the Improvements, and the method of assessment apporƟonment to lots and parcels within the Maintenance District.
This Report and the proposed assessments have been made pursuant to the Landscaping and LighƟng Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code ("Act") and ArƟcle XIIID of the California ConsƟtuƟon (“ArƟcle”).
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
If the City Council approves this Engineer's Report and the conƟnuaƟon of the assessments by resoluƟon, a noƟce of public hearing must be published in a local paper at least 10 days prior to the date of the public hearing. The resoluƟon preliminarily approving the Engineer's Report and establishing the date for a public hearing is used for this noƟce.
Following the minimum 10-day Ɵme period aŌer publishing the noƟce, a public hearing is held for the purpose of allowing public tesƟmony about the proposed conƟnuaƟon of the assessments. This hearing is currently scheduled for July 21, 2026. At this hearing, the City Council would consider approval of a resoluƟon confirming the conƟnuaƟon of the assessments for fiscal year 2026-27. If so confirmed and approved, the assessments would be submiƩed to the County Auditor/Controller for inclusion on the property tax rolls for Fiscal Year 2026-27.
Legal Requirements
Proposition 218
The City of Pleasanton’s five Landscape and LighƟng Maintenance Districts were formed prior to the passage of ProposiƟon 218, “The Right to Vote on Taxes Act,” which was approved by the voters of California on November 6, 1996, and is now ArƟcle XIIIC and XIIID of the California ConsƟtuƟon. (ProposiƟon 218 provides for benefit assessments to be levied to fund the cost of providing services, improvements, as well as maintenance and operaƟon expenses to a public improvement which benefits the assessed property.) Although these assessments are consistent with ProposiƟon 218, the California judiciary has generally referred to pre-ProposiƟon 218 assessments as “grandfathered assessments” and held them to a lower standard than post ProposiƟon 218 assessments.
The exisƟng Assessment Districts will be re-assessed consistent with the procedures and requirements imposed by ProposiƟon 218, which describes several important requirements, including property-owner balloƟng and approval for the imposiƟon of new or increased assessments.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
This Engineer’s Report is consistent with the requirements of ArƟcle XIIIC and XIIID of the California ConsƟtuƟon because the Improvements to be funded are clearly defined, the Improvements are directly available to and directly benefit property in the Maintenance District, and the Improvements provide a direct advantage to property in the Maintenance District that would not be received in absence of the assessments.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Plans & Specifications
Introduction
The work and Improvements to be undertaken by the City of Pleasanton within the LighƟng and Landscape Maintenance District No. 1995-1, Moller Ranch, and the costs thereof paid from the levy of the annual assessments, provide special benefit to Assessor Parcels within the Maintenance District as defined in the Method of Assessment herein.
The Landscaping and LighƟng Act of 1972 (Streets & Highways Code § 22525 et seq.), (the “Act”), defines improvement, maintenance, servicing, and incidental expenses as follows:
“Improvement” means one or any combinaƟon of the following:
The installaƟon or planƟng of landscaping.
The installaƟon or construcƟon of statuary, fountains, and other ornamental structures and faciliƟes.
The installaƟon or construcƟon of public lighƟng faciliƟes, including, but not limited to, traffic signals.
The installaƟon or construcƟon of any faciliƟes 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 installaƟon or construcƟon of curbs, guƩers, walls, sidewalks, or paving, or water, irrigaƟon, drainage, or electrical faciliƟes.
The installaƟon of park or recreaƟonal improvements, including, but not limited to, all of the following:
Land preparaƟon, such as grading, leveling, cuƫng and filling, sod, landscaping, irrigaƟon systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
The maintenance or servicing, or both, of any of the foregoing, and of any improvement authorized by subdivision (i).
The acquisiƟon of land for park, recreaƟonal, or open-space purposes.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
The acquisiƟon of any exisƟng improvement otherwise authorized pursuant to this secƟon.
The acquisiƟon or construcƟon of any community center, municipal auditorium or hall, or similar public facility for the indoor presentaƟon of performances, shows, stage producƟons, fairs, convenƟons, exhibiƟons, pageants, meeƟngs, parƟes, or other group events, acƟviƟes, or funcƟons, whether those events, acƟviƟes, or funcƟons are public or private.
“Maintain” or “maintenance” means the furnishing of services and materials for the ordinary and usual maintenance, operaƟon, and servicing of any improvement, including:
Repair, removal, or replacement of all or any part of any improvement.
Providing for the life, growth, health, and beauty of landscaping, including culƟvaƟon, irrigaƟon, trimming, spraying, ferƟlizing, or treaƟng for disease or injury.
The removal of trimmings, rubbish, debris, and other solid waste.
The cleaning, sandblasƟng, and painƟng of walls and other improvements to remove or cover graffiƟ.
“Service” or “servicing” means the furnishing of:
Electric current or energy, gas, or other illuminaƟng agent for any public lighƟng faciliƟes or for the lighƟng or operaƟon of any other improvements.
Water for the irrigaƟon of any landscaping, the operaƟon of any fountains, or the maintenance of any other improvements.
“Incidental expenses” include all of the following:
The costs of preparaƟon of the report, including plans, specificaƟons, esƟmates, diagram, and assessment.
The costs of prinƟng, adverƟsing, and the giving of published, posted, and mailed noƟces.
CompensaƟon payable to the county for collecƟon of assessments.
CompensaƟon of any engineer or aƩorney employed to render services in proceedings pursuant to this part.
Any other expenses incidental to the construcƟon, installaƟon, or maintenance and servicing of the improvements.
Any expenses incidental to the issuance of bonds or notes pursuant to SecƟon 22662.5.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Costs associated with any elecƟons held for the approval of a new or increased assessment.
The City of Pleasanton’s work and Improvements (“Improvements”) for the property within the Maintenance District that is owned or maintained by the City of Pleasanton, are consistent with these definiƟons. Plans and specificaƟons for these Improvements are filed with the City of Pleasanton Landscape Architect and are incorporated herein by reference.
Moller Ranch Description of Improvements
The improvements which are the subject of this Report are briefly described as follows:
The maintenance and repair of designated landscaped areas, open space slopes, fuel transiƟon zones (fire breaks), entry features, open space drainage ditches, irrigaƟon systems, trees in the open space and designated landscaped areas, and the furnishing of water and power for irrigaƟon systems, together with all appurtenant and incidental expenses within Tract 6618, City of Pleasanton.
Landscape plans and specificaƟons for the improvements to this LighƟng and Landscape Maintenance District are those prepared by Greiner, Inc., dated December 1994. These plans and specificaƟons have been filed separately with the Clerk of the LegislaƟve body, and are incorporated in this report by reference.
Recommended Capital Improvements
Some of the Improvements such as complete irrigaƟon, plant replacement, lighƟng repair and fencing replacement in the Landscape Maintenance District No. 1995-1, Moller Ranch, are overdue, however the reserve fund balance is insufficient to complete these improvements.
PorƟons of the irrigaƟon system have been turned off due to numerous breaks and the irrigaƟon system needs to be replaced. The secƟons turned off are to exisƟng established plants that can tolerate minimal water, but a lack of water
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
can have long term impacts to the health of the plants, increasing maintenance costs and liability in the future.
The City draŌed a schedule of recommended capital improvement projects that need to be addressed, such as the replacement of the irrigaƟon system, entry lighƟng improvements, and the lawn conversion, and their respecƟve esƟmated cost, as well as a planned replacement/renovaƟon schedule. To fund the necessary capital improvements and maintain the District to a similar level to when the District was created staff esƟmates that the annual assessments would need to be increased to $900-1,000 depending on maintenance level with over $1 million worth of improvements necessary, including the turf conversion mandate, in the next decade if the city was to restore the landscape to be more in line with the approved development. The City has begun discussions with the HOA and to develop the level of maintenance and recommended capital improvements in 2026-27 to create a comprehensive maintenance and improvement plan and associated costs, and expects to prioriƟze the improvements this coming year.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Estimate of Cost and Budget – Fiscal Year 2026-27
The budget, on the following page, shows the esƟmate of cost of the Improvements to be funded by the Maintenance District in Fiscal Year 2026-27.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Figure1 – EsƟmate of Costs and Revenues for fiscal year 2026-27 City of Pleasanton
Landscape Maintenance District No. 1995-1, Moller Ranch 2026-27 Estimate of Costs
Budget
Installation, Maintenance, and Servicing Costs
Landscaping (maintenance)
Basic maintenance $24,748.80
Extra work[i]
tree pruning and removal $10,000.00
lawn conversion $50,000.00
irrigaƟon repairs $5,000.00
Water $18,000.00
Power $3,300.00
Fuel transiƟon Zones (Firebreak) 287,000 sq. Ō
Weed abatement $6,393.44
Total for Installation, Maintenance and Servicing $117,442.24 Incidental and Administration Costs[ii]
City of Pleasanton Assessment Administration $2,800.00
County Fees for Collection of Assessment $1,137.09
Consultant fees for Engineer's Report $2,500.00
Total Incidental and Administrative Costs $6,437.09
Amount to/(from) Reserve Fund[iii]
Reserve/Long-term Replacement Fund for scheduled long-term replacement of various district improvements ($54,503.61) Total Costs $69,375.72
Budget Allocation to Property
Single Family
Number of Equivalent Assessment Total
Parcels/Units Units (SFE)[iv]
Rate Assessment[v]
101 101 $687.12 $69,375.72
ExplanaƟon of Annual Assessment Rate per Unit:
99 units @ $687.12 assessment per year (= $675.63 + $11.49 County CollecƟon Fee) 2 units @ $675.63 assessment per year (City parcels, savings of the $11.49 * 2 County CollecƟon Fee)
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Notes to Estimate of Costs
i. Incidental and administraƟon costs esƟmates include City staff hours dedicated to the administraƟon of the assessment (including staff Ɵme to bid work, monitor contracts and contractors, respond to residents’ inquiries, etc.), county charges for inclusion of assessments on property tax bills, and other incidental costs.
ii. The district’s capital repair and replacement anƟcipated year-end fund balance is approximately $268,100. The reserve fund has been drawn down in prior fiscal years due to necessary expenditures including irrigaƟon system repairs and clearance pruning for vehicles and pedestrians. The projected 2026-27 expenses, if current maintenance levels and water use were maintained, are higher than the projected annual revenues. Therefore, the City will need to reduce maintenance and greatly reduce water use to begin to return the account to a balanced budget. Reserve/replacement funds are held in an interest bearing account unƟl needed for repairs to the irrigaƟon system, landscaping or other District features.
iii. The rate shown here is for a single-family home or its equivalent. For the definiƟon of the term Single Family Equivalent (SFE) and rates for other types of property, see the secƟon Ɵtled, “Method of Assessment” and the secƟons following it in this report.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
iv. The Act requires that proceeds from the assessments must be deposited into a special fund that has been set up for the revenues and expenditures of the Maintenance District. Moreover, funds raised by the assessment shall be used only for the purposes stated within this Report. Any balance remaining at the end of the Fiscal Year, June 30, must be carried over to the next Fiscal Year. The District may also establish a reserve fund for conƟngencies and special projects as well as a capital improvement fund for accumulaƟng funds for larger capital improvement projects or capital renovaƟon needs. Any remaining balance would either be placed in the reserve fund, the capital improvement fund, or would be used to reduce future years' assessments. The LighƟng and Landscape Maintenance District 1995-1, Moller Ranch reserve/replacement funds are held in an interest bearing account unƟl needed for repairs to the masonry walls, entry signage, irrigaƟon systems, landscaping or other District features.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Method of Assessment Apportionment
Method of Apportionment
This secƟon of the Engineer's Report includes an explanaƟon of the benefits to be derived from the installaƟon, maintenance and servicing of Improvements and landscaping for the Maintenance District and the methodology used to apporƟon the total assessment to the properƟes within the Maintenance District .
The method used for apporƟoning the assessment is based upon the relaƟve special benefits to be derived by the properƟes in the Maintenance District over and above general benefits conferred on real property or to the public at large.
The assessment is apporƟoned to lots and parcels in proporƟon to the relaƟve cost of the special benefits from the Improvements. Special benefit is calculated for each parcel in the Maintenance District using the following process:
1. IdenƟficaƟon of all benefit factors derived from the Improvements
2. CalculaƟon of the proporƟon of these benefits that are general
3. DeterminaƟon of the relaƟve special benefit per property type
4. CalculaƟon of the specific assessment for each individual parcel based upon special vs. general benefit; locaƟon, property type, property characterisƟcs, improvements on property and other supporƟng aƩributes
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
The parcels within the LighƟng and Landscape Maintenance District No. 1995-1, Moller Ranch, consist of all Assessor Parcels within the boundaries as defined by the Assessment Diagram included within this Report and the Assessor Parcel Numbers listed within the included Assessment Roll. The method used for apporƟoning the assessments is based upon the proporƟonal special benefits to be derived by the properƟes in the Maintenance District, over and above general benefits conferred on real property or to the public at large. The apporƟonment of special benefit is a two-step process: the first step is to idenƟfy the types of special benefit arising from the Improvements, and the second step is to allocate the assessments to property based on the esƟmated relaƟve special benefit for each type of property.
Discussion of Benefit
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, SecƟon 22573 of the Landscaping and LighƟng Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apporƟoned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proporƟon to the esƟmated benefits to be received by each such lot or parcel from the Improvements." ProposiƟon 218, as codified in ArƟcle XIIID of the California ConsƟtuƟon, has confirmed that assessments must be based on the special benefit to property:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proporƟonal special benefit conferred on that parcel."
In this case, the 2008 Silicon Valley Taxpayers AssociaƟon, Inc. vs Santa Clara County Open Space Authority (“SVTA”) decision provides enhanced clarity to the definiƟon of special benefits to properƟes from similar public improvements in three disƟnct areas:
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Proximity
Expanded or improved access
Views
The SVTA decision also clarifies that a special benefit is a service or improvement that provides a direct advantage to a parcel, and that indirect or derivaƟve advantages resulƟng from the overall public benefits from a service or improvement are general benefits.
Proximity, improved access and views, in addiƟon to the other special benefits listed herein further strengthen the basis of these assessments.
The following benefit categories summarize the types of special benefit to residenƟal and other lots and parcels resulƟng from installaƟon, maintenance and servicing of landscaping, irrigaƟon, sidewalks, signs, lights and other improvements to be provided with the assessment proceeds. These categories of special benefits are derived from the statutes passed by the California Legislature and studies which describe the types of special benefit received by property from maintenance and improvements such as those provided by the City of Pleasanton, LighƟng and Landscaping Maintenance District No. 1995-1, Moller Ranch. These types of special benefit are summarized as follows:
A. Improved access to landscaped areas and other permanent public improvements
B. Proximity to improved landscaped areas and other permanent public improvements
C. Improved views
D. Extension of a property’s outdoor areas and landscaped areas for properƟes within close proximity to the Improvements.
E. CreaƟon of individual lots for residenƟal use that, in absence of the assessments, would not have been created
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
The above benefit factors, when applied to property in the Maintenance District, specifically increase the uƟlity and usefulness of the property within the Maintenance District. For example, the assessments will provide funding to improve and maintain the public landscaping next to the parcels within the Maintenance District. Such improved and well-maintained landscaping enhances the overall quality, desirability, uƟlity and safety of the properƟes.
General versus Special Benefit
ArƟcle XIIID, SecƟon 4(a) of the California ConsƟtuƟon requires any local agency proposing to increase or impose a benefit assessment to “separate the general benefits from the special benefits conferred on a parcel.” The raƟonale for separaƟng special and general benefits is to ensure that property owners subject to the benefit assessment are not paying for general benefits. Property may be assessed to fund improvements to the extent of the special benefits conferred by the Improvements; but general benefits are not assessable. Accordingly, a separate esƟmate of the special and general benefit is given in this secƟon.
ArƟcle XIIID never defines the term “general benefit.” The definiƟon of special benefit in SecƟon 2(i) includes the statement that general enhancement of property value does not consƟtute special benefit. General benefit may be described as “an indirect, derivaƟve advantage” resulƟng from the improvements.
One infers from ArƟcle XIIID that all benefit is either general or special.
In other words:
Total
Benefit = General
Benefit + Special
Benefit
There is no widely-accepted or statutory formula for quanƟfying the amount of any general benefit that is idenƟfied.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
In this Report, the general benefit is first idenƟfied, generously esƟmated, and then budgeted so that it is funded, as required by ProposiƟon 218, by sources other than the Assessment.
A formula to esƟmate the general benefit is listed below:
General
Benefit =
Benefit to Real
Property Outside
the Assessment
District
+
Benefit to Real Property
Inside the Assessment
District that is Indirect and
DerivaƟve
+
Benefit to
the Public
at Large
Special benefit, on the other hand, is defined in the California consƟtuƟon as “a parƟcular and disƟnct benefit over and above general benefits conferred on real property located in the district or to the public at large.” A special benefit is conferred to a property if the property “receives a direct advantage from the improvement (e.g., proximity to setback landscaping).” In the Maintenance District, as noted, properƟes have close and unique proximity, views of and access to the Improvements, and uniquely improved uƟlity and desirability from the Improvements, and other properƟes and the public at large do not receive such benefits because they do not have proximity, access to or views of the Improvements. Therefore, the overwhelming proporƟon of the benefits conferred to property is special, and only minimal general benefit is conferred on property outside the Maintenance District or to the public at large.
This Engineer’s Report includes a specific, quanƟfied calculaƟon of general benefits, as described below, that is based in part on the use by people outside of the Maintenance District. Moreover, the proporƟonality of the Assessments to the special benefits conferred on each parcel, based in large part on proximity, is established as well.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Calculating General Benefit and Special Benefit Paid From Other Funds In this secƟon, the total general benefit, which must be paid from other non- assessment funds, is conservaƟvely esƟmated, quanƟfied, described and separated, and then budgeted to absolutely ensure that it is funded by sources other than this assessment.
Benefit to Property Outside the Maintenance District = 5.4% In summary, real property located within the boundaries of the Maintenance District disƟnctly and directly benefit from closer proximity, access and views of the Improvements funded by the Assessments, the creaƟon of developable parcels, and from the extension of usable land area provided by the assessments.
The Improvements are specifically designed to serve local properƟes in the Maintenance District, not other properƟes nor the public at large. The Maintenance District has been narrowly drawn to include those parcels that receive a direct advantage from the Improvements. The public at large and other properƟes outside the Maintenance District receive only limited benefits from the Improvements because they do not have proximity, good access or views of the Improvements. These are special benefits to property in the Maintenance District in much the same way that sewer and water faciliƟes, sidewalks and paved streets enhance the uƟlity and desirability of specific proximate properƟes and make them more funcƟonal to use, safer and easier to access.
ProperƟes within the proposed Maintenance District receive almost all of the special benefits from the Improvements, because properƟes in the Maintenance District enjoy unique and close proximity and access to the Improvements that are enjoyed less by other properƟes or the public at large. The landscaping Improvements are specifically designed to benefit the properƟes in the Maintenance District.
Furthermore, there are mulƟple, proximate open space, landscaped areas, and other improvements outside of the Maintenance District, funded by other sources, that provide most of the open space and landscaping benefits to nearby parcels that are outside of the Maintenance District.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
In other words, the landscaping Improvements maintained by the proposed Assessments specially benefit the properƟes within the Maintenance District, but other nearby improvements primarily benefit other proximate properƟes.
Nonetheless, there are certain properƟes that are outside the boundaries of the Maintenance District that may benefit from the landscape improvements. A total of no more than 10 proximate parcels have been idenƟfied that receive some special benefit from the improvements including improved views, proximity and/or access, but do not receive extension of outdoor areas nor the special benefit of parcel creaƟon. Since these adjacent properƟes only receive a 3 of the 5 major special benefits, a 60% factor is applied.
Total General Benefit to ProperƟes Outside of the District = 5.4%:
Although it can reasonably be argued that Improvements inside, but near the Maintenance District boundaries are offset by similar landscape improvements provided outside, we use the more generous approach of finding that 5.4% of the Improvements may be of benefit to property outside of the Maintenance District.
Benefit to Property Inside the District that is Indirect and Derivative = 0% The “indirect and derivaƟve” benefit to property within the Maintenance District is parƟcularly difficult to calculate. A solid argument can be presented that all benefit within the Maintenance District is special, because the Improvements are clearly “over and above” and “parƟcular and disƟnct” when compared with the unique proximity, access and views of the Improvements enjoyed by benefiƟng properƟes in the Maintenance District.
AssumpƟons:
10 parcels outside and adjacent to the District
101 parcels in the Maintenance District
CalculaƟon
General Benefit to Property outside the Improvement District =
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Nevertheless, the SVTA decision indicates that there may be general benefit “conferred on real property located in the district.” A measure of the general benefits to property within the Maintenance District is the percentage of land area within the Maintenance District that is publicly owned, open to the public, and used for regional purposes such as major roads, rail lines, hospitals, and other regional faciliƟes because such properƟes, while physically within the Maintenance District, are used for regional purposes and could provide indirect benefits to the public at large. In this case, essenƟally 0% of the land area is used for such regional purposes.
Benefit To The Public At Large = 10%
The general benefit to the public at large can be esƟmated by the proporƟonate amount of Ɵme that the Maintenance District’s public landscaped areas and faciliƟes are used and enjoyed by individuals who are not residents, employees, customers or property owners in the Assessment Area. Based on surveys and research conducted by SCI, in which visitors to similar landscape, open space and parks, at various Ɵmes of the day, evening, and week, were asked to look at a District map and to idenƟfy whether they lived or worked within the City, less than 5% of the use of similar landscape, open space, parks or recreaƟon areas is by the public at large. When people outside the Maintenance District use landscape, open space, parks or recreaƟon areas, they diminish the availability of such faciliƟes for people within the Maintenance District. Therefore, another 5% of general benefits are allocated for people within the Maintenance District.
Combining these two elements of general benefit, we find that 10% of the benefits from the Improvements are general benefits to the public at large.
Total General Benefits To Be Financially Contributed From Other Funds is
15.4%
Using a sum of these three measures of general benefit, we find that approximately 15.4% of the benefits conferred by the Improvements may be general in nature and should be funded by sources other than the Assessments.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
5.4% (Outside the Maintenance District)
+ 0.0% (Inside the Maintenance District – indirect and derivative) + 10.0% (Public at Large)
= 15.4% (Total General Benefit)
Source of Financial Contributions from Other Funds to Satisfy the 15.4% Requirement
The general benefit contribuƟon is paid in part from other “in-kind,” non-monetary contribuƟons from the City in the form of infrastructure criƟcal to the conƟnued maintenance of the Maintenance District Improvements, as described below. Also, general benefit contribuƟons come from the “annuity” value of the improvements that were constructed by the developer.
The City of Pleasanton owns, maintains, rehabilitates and replaces the curb and guƩer along the border of the Maintenance District. This curb and guƩer serves to support, contain, retain, manage irrigaƟon flow and growth, and provide a boundary for the Improvements. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the curb and guƩer is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local curb and guƩer, the budget would increase by at least 10%.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
The City of Pleasanton owns and maintains a storm drainage system along the border of the Maintenance District. This system serves to prevent flooding and associated damage to the Improvements, and manage urban runoff including local pollutants loading from the Improvements. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the local storm drainage system is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local storm drainage system, the budget would increase by at least 10%.
The City of Pleasanton owns and maintains local public streets throughout the Maintenance District. These public streets provide access to the Improvements for its enjoyment as well as efficient maintenance. The contribuƟon from the City of Pleasanton toward general benefit from the maintenance, rehabilitaƟon, and replacement of the local public streets is conservaƟvely esƟmated to be 10%, based upon the relaƟve cost to construct and maintain this criƟcal local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local public streets, the budget would increase by at least 10%.
The value of the iniƟal Improvements constructed by the Developer can be quanƟfied and moneƟzed as an annuity to be amorƟzed. Since the iniƟal Improvements were performed and paid for by non-assessment funds, this “annuity” can be used to offset general benefit costs, and is conservaƟvely esƟmated to contribute 20%. In other words, if the Maintenance District were required to construct all the Improvements, the annual budget would increase by at least 20%.
In other words, there is a 15.4% contribuƟon needed to offset the general benefits conferred by the Improvements, and there is a 50% contribuƟon from City of Pleasanton supporƟng local infrastructure, along with the amorƟzed value of iniƟal construcƟon. This 50% contribuƟon more than saƟsfies the general benefit requirements.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
The esƟmates used above for the City of Pleasanton’s “in-kind,” non-monetary contribuƟons for the maintenance, rehabilitaƟon and replacement of the curbs and guƩers, storm drainage systems, local streets (the “supporƟve infrastructure”), and the value of the iniƟal Improvements constructed by the Developer, are based on industry standards; typical and standard quanƟty raƟos between this supporƟve infrastructure (including the City’s relaƟve associated maintenance costs) and similar Improvements; and on the assessment Engineer’s professional experience on planning and working in such projects.
Source of ContribuƟons from Other Funds to SaƟsfy 15.4% Requirement City non-monetary contribuƟons:
10.0% (Curb and guƩer)
+ 10.0% (Storm drainage system)
+ 10.0% (Public roads)
+ 20.0% (AmorƟzed value of iniƟal construcƟon)
= 50.0% (Total General Benefit paid from other funds)
Zones of Benefit
The boundaries of the Assessment Area are carefully drawn to only include the properƟes that are proximate to the Improvements and that would materially benefit from the Improvements.
In SVTA, the court noted that even a local agency-wide assessment district is appropriate under the right condiƟons:
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
“Thus, if an assessment district is narrowly drawn, the fact that a benefit is conferred throughout the district does not make it general rather than special. In that circumstance, the characterizaƟon of a benefit may depend on whether the parcel receives a direct advantage from the improvement (e.g., proximity to a park) or receives an indirect, derivaƟve advantage resulƟng from the overall public benefits of the improvement (e.g., general enhancement of the district's property values).”
The court therefore acknowledged the appropriateness of a District-wide assessment so long as each parcel receives a direct advantage from the assessment-funded improvement or service. As demonstrated in this Report, each parcel in the Maintenance District receives a direct advantage and special benefit from the Improvements.
In the Maintenance District, the advantage that each parcel receives from the Improvements is direct, and the boundaries are narrowly drawn to include only parcels that benefit from the Assessment. Therefore, the even spread of assessment throughout the narrowly drawn district is indeed consistent with the SVTA decision. The benefits from the Improvements within the Maintenance District do not vary further based on proximity of the parcels to the Improvements because the increased benefits of greater proximity to the Improvements are generally offset by a parallel increase in negaƟve factors such as higher levels of traffic, noise, etc. that comes with increased proximity.
Consequently, since all parcels in the Maintenance District have good access and proximity to the Improvements and the benefits to relaƟvely closer proximity are offset by other factors, addiƟonal proximity is not considered to be a factor in determining benefit within the Maintenance District. Therefore, zones of benefit are not jusƟfied or needed within the Maintenance District Method of Assessment
As previously discussed, the Assessments provide comprehensive Improvements that clearly confers direct and special benefits to properƟes in the Maintenance District.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
The allocaƟon of special benefits to property is primarily based on the type of property and the size of property. These benefits can also parƟally be measured by the occupants on property in the Maintenance District because such parcel populaƟon density is a measure of the relaƟve benefit a parcel receives from the Improvements. It should be noted that many other types of “tradiƟonal” assessments also use parcel populaƟon densiƟes to apporƟon the assessments.
For example, the assessments for sewer systems, roads and water systems are typically allocated based on the populaƟon density of the parcels assessed.
Therefore, the apporƟonment of benefit is reasonably based on the type of parcel, the size of parcels and the populaƟon density of parcels.
A criƟcal step in apporƟoning assessments is to determine the relaƟve special benefit for each property. This process involves determining the relaƟve benefit received by each property in relaƟon to a single-family home, or, in other words, on the basis of Single-Family Equivalent (SFE) units. This SFE methodology is commonly used to distribute assessments in proporƟon to esƟmated special benefit and is generally recognized as providing the basis for a fair and appropriate distribuƟon of assessments. For the purposes of this Engineer’s Report, all properƟes are designated an SFE value, which is each property’s relaƟve benefit in relaƟon 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 unit or one SFE.
Finally, the special benefits to be derived from the Assessments will be conferred on property and are not based on a specific property owner’s use of the Improvements, a specific property owner’s occupancy of property, or the property owner’s demographic status such as age or number of dependents. The benefits derived to property are related to the average number of people who could potenƟally live on, work at, or otherwise could occupy a property, not how the property is currently used by the present owner. Therefore, the number of people who could, or potenƟally, live on, work at or otherwise occupy a property is one indicator of the relaƟve level of benefit received by a property.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
In conclusion, the Assessment Engineer determined that the appropriate method of assessment apporƟonment should be based on the type of property, the relaƟve size of the property, property locaƟon, its relaƟve populaƟon and its proximity to the landscaping and open space faciliƟes. This method is further described below.
Residential Properties
The Moller Ranch development is a residenƟal single family development project consisƟng of a total of 101 parcels, 99 single family home parcels, and 2 public owned parcels used as a water tank and a parking area respecƟvely. As such, each residenƟal property receives similar benefit from the proposed Improvements.
Therefore, the Engineer has determined that the appropriate method of apporƟonment of the benefits derived by all parcels is on a dwelling unit or single family residence basis. All improved properƟes, or properƟes proposed for development, are assigned one Single Family Equivalent unit or 1 SFE factor equal to the number of dwelling units developed or planned for the property.
Other Properties
ArƟcle XIIID sƟpulates that publicly owned properƟes must be assessed unless there is clear and convincing evidence that those properƟes receive no special benefit from the Assessment.
All properƟes that are specially benefited are assessed. Other publicly owned property that is used for purposes similar to private residenƟal, commercial, industrial or insƟtuƟonal uses is benefited and assessed at the same rate as such privately owned property.
Miscellaneous, small and other parcels such as roads, right-of-way parcels, and common areas typically do not generate significant numbers of employees, residents, customers or guests, who would have access to or use the Improvements. These miscellaneous parcels therefore receive no benefit from the Improvements and are assessed an SFE benefit factor of 0 SFEs.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Appeals of Assessments Levied to Property
Any property owner who feels that the assessment levied on their property is in error as a result of incorrect informaƟon being used to apply the foregoing method of assessment may file a wriƩen appeal with the City of Pleasanton City Engineer or his or her designee. Any such appeal is limited to correcƟon of an assessment during the then current Fiscal Year and applicable law. Upon the filing of any such appeal, the City of Pleasanton City Engineer or his or her designee will promptly review the appeal and any informaƟon provided by the property owner. If the City of Pleasanton City Engineer or his or her designee finds that the assessment should be modified, the appropriate changes shall be made to the Assessment Roll. If any such changes are approved aŌer the Assessment Roll has been filed with the County for collecƟon, the City Engineer or his or her designee is authorized to refund to the property owner the amount of any approved reducƟon.
Assessment Funds Must Be Expended Within the Maintenance District Area
The net available Assessment funds, aŌer incidental, administraƟve, financing and other costs, shall be expended exclusively for Improvements within the boundaries of the Maintenance District and appropriate incidental and administraƟve costs as defined in the Plans and SpecificaƟons secƟon.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Assessment
WHEREAS, the City of Pleasanton City Council directed the undersigned Engineer of Work to prepare and file a report presenƟng an esƟmate of costs, a diagram for the Maintenance District, and an assessment of the esƟmated costs of the Improvements upon all assessable parcels within the Maintenance District; NOW, THEREFORE, the undersigned, by virtue of the power vested in me under the Act, ArƟcle XIIID of the California ConsƟtuƟon, and the order of the City Council of the City of Pleasanton, hereby makes the following assessment to cover the porƟon of the esƟmated cost of the Improvements, and the costs and expenses incidental thereto to be paid by the Maintenance District.
The amount to be paid for said Improvements and the expense incidental thereto, to be paid by the Maintenance District for the Fiscal Year 2026-27 is generally as follows:
Figure 2 – Summary Cost EsƟmate – Moller Ranch LLMD No. 1995-1 Budget Item Budgeted
Cost
Installation, Maintenance, and Servicing Costs $117,442.24 Incidental and Administration Costs $6,437.09
Amount to/(from) Reserve Fund ($54,503.61)
Total Budget $69,375.72
As required by the Act, an Assessment Diagram showing the exterior boundaries of the Maintenance District is hereto aƩached and incorporated herein by reference. The disƟncƟve number of each parcel or lot of land in the Maintenance District is its Assessor Parcel Number appearing on the Assessment Roll.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
I do hereby assess and apporƟon the net amount of the cost and expenses of the Improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the Maintenance District, in accordance with the special benefits to be received by each parcel or lot, from the Improvements, and more parƟcularly set forth in the EsƟmate of Cost and Method of Assessment in the Report.
The Assessment is made upon the parcels or lots of land within the Maintenance District in proporƟon to the special benefits to be received by the parcels or lots of land, from the Improvements.
The Maintenance District’s assessment rate for fiscal year 2026-27 remains the same as the previous fiscal year $675.63 per single family equivalent (SFE) benefit unit (base rate), plus the County collecƟon fee of $11.49, for a total of $687.12 per assessable private parcel.
Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as will be shown on the Assessor's Maps of Alameda County for the Fiscal Year 2026-27. For a more parƟcular descripƟon of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.
I hereby will 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 Maintenance District.
Dated: May 15, 2026
Engineer of Work
By
John W. Bliss, License No. C052091
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Certificates Page
LIGHTING AND LANDSCAPE MAINTENANCE DISTRICT 1995-1, MOLLER RANCH
CITY OF PLEASANTON, ALAMEDA COUNTY , CALIFORNIA
(Pursuant to the Landscaping and LighƟng Act of 1972)
The undersigned respecƞully submits the enclosed Engineer's Report and does hereby cerƟfy that this Engineer's Report and the Assessment have been prepared by me as directed by the City Council.
JOHN W. BLISS, Engineer of Work, License No.C052091
By:__________________________________________
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto aƩached, was filed with me on the _________day of______________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto aƩached, was approved and confirmed by the City Council of the City of Pleasanton, Alameda County, California, on the ______________day of____________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
I HEREBY CERTIFY that a cerƟfied copy of the enclosed Engineer's Report, including Assessment Roll and Assessment Diagram was filed with the County Auditor of the County of Alameda, on the ______________day of_______________, 2026.
JOCELYN KWONG, City Clerk
City of Pleasanton, Alameda County, California
By:__________________________________________
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Assessment Diagram
The Maintenance District includes all properƟes within the Moller Ranch subdivision, as displayed on the following Assessment Diagram. The lines and dimensions of each lot or parcel within the Maintenance District are those lines and dimensions as shown on the maps of the Assessor of Alameda County for Fiscal Year 2026-27, and are incorporated herein by reference, and made a part of this Diagram and this Report.
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
TEHAN CANYON RDMUIHIGHCRESTCTKENTWOKNOLLBROOK FAIROABETHEL LNMIDVALE CTMEADOWBROOKCTFLEGENDARY CTMOLLER RANCH DRMOLLER RANCH DRMOLLER RANCH DRATHENOUR CTHIGHBLUFF TERSERENITY TERHORIZONS CTFAIROAKS CTHILLSBORO CTPLEASANT HILL RDSTONEHURST CTLot ILot H376279976669966595512463434974913035317336415747908483465156681972322061821725881167754036595712165313266029345231331452154887910249922775864427870455054273885211839808198897692289474489386 LIGHTING & LANDSCAPEMAINTENANCE DISTRICT 1995-1 MOLLER RANCHFor a more detailed description, refer to assessor parcel map book 941, pages 1801-1803, tract 6618.1 inch = 525 feet\\Pleasgis_data\GIS_Data\Land_Archit\Projects\LightingandLandscaping\LightingLandscaping_MollerRanch2012.mxd Updated 04/12/2012 - wwLegendArea of Maintenance Responsibilities
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Assessment Roll FY 2026-27 –Moller Ranch LMD No 1995-1
ASSESSMENT
DIAGRAM NO.
ASSESSOR'S PARCEL
NUMBER
ASSESSMENT
AMOUNT
COLLECTION
CHARGE
(0.017)
TOTAL
1 941-1803-01 $675.63 $11.49 $687.12
2 941-1803-02 $675.63 $11.49 $687.12
3 941-1803-03 $675.63 $11.49 $687.12
4 941-1803-04 $675.63 $11.49 $687.12
5 941-1803-05 $675.63 $11.49 $687.12
6 941-1803-06 $675.63 $11.49 $687.12
7 941-1803-07 $675.63 $11.49 $687.12
8 941-1803-08 $675.63 $11.49 $687.12
9 941-1803-09 $675.63 $11.49 $687.12
10 941-1803-10 $675.63 $11.49 $687.12
11 941-1803-11 $675.63 $11.49 $687.12
12 941-1803-12 $675.63 $11.49 $687.12
13 941-1803-13 $675.63 $11.49 $687.12
14 941-1803-14 $675.63 $11.49 $687.12
15 941-1803-15 $675.63 $11.49 $687.12
16 941-1803-16 $675.63 $11.49 $687.12
17 941-1803-17 $675.63 $11.49 $687.12
18 941-1803-88 $675.63 $11.49 $687.12
19 941-1803-87 $675.63 $11.49 $687.12
20 941-1803-86 $675.63 $11.49 $687.12
21 941-1803-85 $675.63 $11.49 $687.12
22 941-1803-84 $675.63 $11.49 $687.12
23 941-1803-83 $675.63 $11.49 $687.12
24 941-1803-82 $675.63 $11.49 $687.12
25 941-1803-81 $675.63 $11.49 $687.12
26 941-1803-80 $675.63 $11.49 $687.12
27 941-1803-79 $675.63 $11.49 $687.12
28 941-1803-63 $675.63 $11.49 $687.12
29 941-1803-64 $675.63 $11.49 $687.12
30 941-1803-65 $675.63 $11.49 $687.12
31 941-1803-66 $675.63 $11.49 $687.12
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
32 941-1803-67 $675.63 $11.49 $687.12
33 941-1803-68 $675.63 $11.49 $687.12
34 941-1803-69 $675.63 $11.49 $687.12
35 941-1803-70 $675.63 $11.49 $687.12
36 941-1803-71 $675.63 $11.49 $687.12
37 941-1803-72 $675.63 $11.49 $687.12
38 941-1803-73 $675.63 $11.49 $687.12
39 941-1803-74 $675.63 $11.49 $687.12
40 941-1803-75 $675.63 $11.49 $687.12
41 941-1803-76 $675.63 $11.49 $687.12
42 941-1803-77 $675.63 $11.49 $687.12
43 941-1803-78 $675.63 $11.49 $687.12
44 941-1803-18 $675.63 $11.49 $687.12
45 941-1803-19 $675.63 $11.49 $687.12
46 941-1803-20 $675.63 $11.49 $687.12
47 941-1803-21 $675.63 $11.49 $687.12
48 941-1803-22 $675.63 $11.49 $687.12
49 941-1803-23 $675.63 $11.49 $687.12
50 941-1803-24 $675.63 $11.49 $687.12
51 941-1803-25 $675.63 $11.49 $687.12
52 941-1803-26 $675.63 $11.49 $687.12
53 941-1803-27 $675.63 $11.49 $687.12
54 941-1803-28 $675.63 $11.49 $687.12
55 941-1803-29 $675.63 $11.49 $687.12
56 941-1803-30 $675.63 $11.49 $687.12
57 941-1803-43 $675.63 $11.49 $687.12
58 941-1803-44 $675.63 $11.49 $687.12
59 941-1803-45 $675.63 $11.49 $687.12
60 941-1803-46 $675.63 $11.49 $687.12
61 941-1803-47 $675.63 $11.49 $687.12
62 941-1803-48 $675.63 $11.49 $687.12
63 941-1803-49 $675.63 $11.49 $687.12
64 941-1803-50 $675.63 $11.49 $687.12
65 941-1803-51 $675.63 $11.49 $687.12
66 941-1803-52 $675.63 $11.49 $687.12
67 941-1803-53 $675.63 $11.49 $687.12
68 941-1803-54 $675.63 $11.49 $687.12
69 941-1803-55 $675.63 $11.49 $687.12
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
70 941-1803-56 $675.63 $11.49 $687.12
71 941-1803-57-1 $675.63 $11.49 $687.12
72 941-1803-58 $675.63 $11.49 $687.12
73 941-1803-59 $675.63 $11.49 $687.12
74 941-1803-60 $675.63 $11.49 $687.12
75 941-1803-41 $675.63 $11.49 $687.12
76 941-1803-40 $675.63 $11.49 $687.12
77 941-1803-39 $675.63 $11.49 $687.12
78 941-1803-38 $675.63 $11.49 $687.12
79 941-1803-37 $675.63 $11.49 $687.12
80 941-1803-36 $675.63 $11.49 $687.12
81 941-1803-35 $675.63 $11.49 $687.12
82 941-1803-34 $675.63 $11.49 $687.12
83 941-1803-33 $675.63 $11.49 $687.12
84 941-1803-32 $675.63 $11.49 $687.12
85 941-1803-31 $675.63 $11.49 $687.12
86 941-1802-02 $675.63 $11.49 $687.12
87 941-1802-04 $675.63 $11.49 $687.12
88 941-1802-05 $675.63 $11.49 $687.12
89 941-1802-06 $675.63 $11.49 $687.12
90 941-1802-07 $675.63 $11.49 $687.12
91 941-1802-08 $675.63 $11.49 $687.12
92 941-1802-09 $675.63 $11.49 $687.12
93 941-1802-10 $675.63 $11.49 $687.12
94 941-1802-11 $675.63 $11.49 $687.12
95 941-1802-12 $675.63 $11.49 $687.12
96 941-1802-13 $675.63 $11.49 $687.12
97 941-1802-14 $675.63 $11.49 $687.12
98 941-1802-15 $675.63 $11.49 $687.12
99 941-1802-16 $675.63 $11.49 $687.12
Lot H - (City) 941-1803-62 $675.63 na $675.63
Lot I - (City) 941-1801-02 $675.63 na $675.63
101 TOTAL
ASSESSMENTS: $68,238.63 $1,137.09 $69,375.72
City of Pleasanton
LighƟng & Landscape Maintenance District No. 1995-1,
Moller Ranch
Engineer’s Report
Figure 3 - FY 2025-26 Actual Costs and Revenues
137 Moller Ranch
Item Budget Expenditures*
Anticipated
Remaining
Expenditures
Anticipated
Year-end
Balance
Installation and Maintenance
Basic Maintenance $24,000.00 $20,000.00 $4,000.00 $0.00 Extra Work** $30,000.00 $1,654.64 $10,000.00 $18,345.36 Weed Abatement/Fuel
Management $6,200.00 $0.00 $6,200.00 $0.00
Power $3,000.00 $2,824.30 $417.84 ($242.14)
Water** $17,000.00 $13,720.61 $2,029.90 $1,249.49
Subtotal $80,200.00 $38,199.55 $22,647.74 $19,352.71
Incidental and Administrative City of Pleasanton Assessment Administration $2,800.00 $0.00 $2,800.00 $0.00
County Fees for Collection of
Assessment $1,137.51 $1,137.51 $0.00 $0.00
Proposition 218-compliance
process $9,000.00 $0.00 $2,500.00 $6,500.00
Subtotal $12,937.51 $1,137.51 $5,300.00 $6,500.00
Annual Assessment $69,376.14
Reserve
Starting Fund Balance (7/1/2025) $266,010.44
Budgeted Year-End Fund Balance $242,249.07
Anticipated Year-End Fund Balance $268,101.78
* Expenditures from July 1, 2025 to May 7, 2026
** Extra work typically includes tree pruning, tree removal, irrigation repairs and replacement, and planting.
Item #6
CITY COUNCIL AGENDA REPORT
June 2, 2026
Public Works - Engineering Division
TITLE: ACCEPT PUBLIC IMPROVEMENTS PERFORMED BY BAY CITIES PAVING & GRADING, INC., FOR THE HOPYARD ROAD AT OWENS DRIVE INTERSECTION IMPROVEMENTS PROJECT, CIP NO.15525 AND APPROVE BUDGET
AMENDMENTS
SUMMARY
The project to be accepted includes the construction of a southbound right-turn lane along Hopyard Road at the Owens Drive intersection. On the south side of the intersection, improvements included the addition of a second northbound left-turn lane and the removal of the northbound free right-turn lane. The project also included installation of a southbound bike lane to close the existing bike lane gap from the I-580 eastbound off-ramp intersection to 180 feet south of Owens Drive.
On May 7, 2024, the City Council awarded the construction contract to Bay Cities Paving & Grading, Inc. The work has been completed to the satisfaction of the Director of Public Works and in accordance with the approved plans and special provisions. Staff recommends that the City Council accept the project as complete.
RECOMMENDATION
1. Accept the Hopyard Road at Owens Drive intersection improvements project as complete and authorize the City Clerk to file a Notice of Completion pursuant to California Civil Code section 9204;
2. Authorize the release of the retention in the amount of approximately $210,342 to Bay Cities Paving & Grading, Inc., 30 calendar days after recordation of the Notice of Completion;
3. Approve a budget amendment to return $950,348 of remaining project funding to the fund balance in the Street CIP General Fund (Fund 211) for future eligible projects; and
4. Approve a budget amendment to return $152,354 of the remaining project funding to the fund balance in Transportation Development Fees (Fund 212) for future eligible projects.
BACKGROUND
On May 7, 2024, the City Council awarded the construction contract to the lowest responsive bidder, Bay Cities Paving & Grading, Inc., in the amount of $4,183,298 and authorized the Director of Public Works to approve change orders up to the project contingency amount of $627,500.
The project also required expenditures and consultant contracts for various related services, as detailed in Attachment 2.
DISCUSSION
The project was advertised for construction bids on February 17, 2024. Sealed bids were opened on March 20, 2024. A total of three bids were received, ranging from $4,183,298 to $4,903,100. The lowest responsive bid was submitted by Bay Cities Paving & Grading, Inc. in the amount of $4,183,298. The low bid was approximately 10 percent higher than the Engineer's Estimate of $3,815,876.
Project work included traffic control, temporary striping, excavation of existing roadway and concrete sidewalks, driveways and medians; landscaping and irrigation modification; tree removal; drainage systems; installation of concrete sidewalks, curbs, driveways and sound wall; cold planning of asphalt; asphalt pavement overlay; seal coating; pavement delineation; modification of the lighting system; and installation of a traffic signal system.
Because a portion of the project was located within the State of California’s right-of-way, the work was completed under a Caltrans encroachment permit. Upon completion of construction activities, staff provided Caltrans with the required documentation.
A total of 12 contract change orders were issued during the contract term, resulting in a net increase of $23,536.71, or 0.06 percent, over the original contract amount.
All work has been completed in accordance with approved plans and special provisions, so the project is ready for final acceptance by the City Council.
Acceptance of the constructed public improvements will add to the City’s inventory of infrastructure requiring long-term maintenance.
EQUITY AND SUSTAINABILITY
Approval of this action advances the Climate Action Plan (CAP 2.0) in transportation and land use by promoting a more effective transportation system that supports walking and bicycling.
OUTREACH
Construction notices, social media posts, and project information were posted on the City’s website prior to the start of construction. Construction message boards were installed two weeks in advance of work on major roadways. The contractor also hand-delivered construction notices to businesses and residents within and adjacent to the project area.
STRATEGIC PLAN ALIGNMENT
Approval of this action advances the citywide ONE Pleasanton Strategic Goal of Investing in our Environment, Strategy 1 - Implement the Capital Improvement Program.
FISCAL IMPACT
Total funding for this project was $6,187,694. Total project expenditures were $5,084,992, leaving a remaining balance of $1,102,702, as shown in Attachment 2. Staff recommends returning the remaining project balance to the applicable fund balances as follows: $950,348 to the Street CIP- General Fund (Fund 211) and $152,354 to the Traffic Impact Fees Fund (Fund 212) for future eligible projects through the CIP prioritization process.
Prepared by: Submitted by: Approved by:
Michael Stella, City
Engineer
Siew-Chin Yeong, Director of Public
Works
Interim City Manager
Attachments:
1. Project Location Map
2. Financial Expenditure Summary
STONERIDGE DR
CALIFORNIA
580
HOPYARD RD
OWENS DR
GIBRALTAR DR
PROJECT SITE
JOHNSON DR
HOPYARD RD
LOCATION MAP
NOT TO SCALE
CITY OF PLEASANTON
HOPYARD ROAD AND OWENS DRIVE
INTERSECTION IMPROVEMENTS PROJECT
CIP NO. 15525
PUBLIC WORKS DEPARTMENT
ATTACHMENT 1
LOCATION MAP
NTS
ATTACHMENT 2
Project Funding to Date Amount Totals
2023-24 CIP Allocation - Measure BB - Bike & Pedestrian (Fund 165) $920,000
2018-19 CIP Allocation - Streets CIP (Fund 211) 170,000 2021-22 CIP Allocation - Streets CIP (Fund 211) 750,000 *Transfer From Dougherty Valley Mitigation Reserve, CIP No. 02523 to Streets CIP (Fund 211) 377,694
2015-16 CIP Allocation - Traffic Im
pact Fee - (Fund 212) 65,000
2016-17 CIP Allocation - Traffic Impact Fee - (Fund 212) 465,000 2019-20 CIP Allocation - Traffic Impact Fee - (Fund 212) 780,000 2023-24 CIP Allocation - Traffic Impact Fee - (Fund 212) 1,400,000 2018-19 CIP Allocation - North Pleasanton 1ID (NPID) - (Fund 216) 1,300,000
2024-25 CIP Reduction at Carryforward - North Pleasanton 1ID (NPID) - (Fund 216) (40,000.00)$
TOTAL PROJECT FUNDING TO DATE
Project Expenditures to Date
Alameda County Clerk, Concord Tittle, and Advertising $857 Consor North America (Formally Quincy Engineering) Design 263,454 Pakpour Consulting Group (Third Party Plan Review) 6,265 Keir and Wright (Survey and Right of Way Certificate) 37,663 Geocon Consultants (Soundwall Geotechnical Design Report and Material Testing) 84,478
Bay Cities Paving & Grading, Inc. - Construction Contract 4,183,298 Bay Cities Paving & Grading, Inc. - Contract Change Orders 23,537 Swinerton (Construction Management and Inspection) 337,280 Consor North America (Construction Support and Add'l Design) 131,411 St Francis Electric (Traffic Signal Maintenanace Services) 7,998 Miscellaneous 8,752
TOTAL PROJECT EXPENDITURES
Funding Balance/ (Shortfall)
Project Balance $1,102,702
* Per CCAR 05.07.2024 the project was eligible to utilize the reserve balance of $377,694, and staff previously recommended exchanging Streets General Fund (Fund 211) funding with the reserve and returning the unused project balance to fund balance through the mid-term CIP update (FY 24/25). However, the balance was not returned at that time and is instead being returned now as part of project acceptance.
HOPYARD ROAD & OWENS DRIVE INTERSECTION IMPROVEMENTS
CIP NO. 15525
06/02/26
$6,187,694
$5,084,992
Item #7
CITY COUNCIL AGENDA REPORT
June 2, 2026
Public Works - Engineering Division
TITLE: ACCEPT PUBLIC IMPROVEMENTS PERFORMED BY INTEGRA
CONSTRUCTION SERVICES, INC. FOR THE LIONS WAYSIDE AND DELUCCHI PARK RENOVATIONS, CIP NO. 06716, AND APPROVE A BUDGET
AMENDMENT IN THE PARK DEVELOPMENT IMPACT FEE FUND
SUMMARY
The Lions Wayside and Delucchi Parks Renovations project, CIP No. 06716, included construction of a new bandstand, plaza, concert viewing areas, trails, parking lot, lighting, lawn renovations, furnishings, and landscaping and irrigation at the City’s two downtown parks on First Street: Lions Wayside Park and Delucchi Park. Construction occurred from October 2024 through June 2025, with additional parking lot improvements completed in November 2025.
The project is now complete to the satisfaction of the Director of Public Works at a total construction cost of $1,911,631.
Staff recommends the City Council accept the project as complete, authorize the City Clerk to file a Notice of Completion, and authorize the return of the remaining project balance of $36,834 to the Park Development Impact Fee Fund (Fund 222).
RECOMMENDATION
1. Accept public improvements performed by Integra Construction Services, Inc. for the Lions Wayside and Delucchi Parks Renovations project, CIP No. 06716, as complete.
2. Authorize the City Clerk to file a Notice of Completion.
3. Approve a budget amendment to reduce the project's remaining budget, $36,834, to $0 in the Park Development Impact Fee Fund (Fund 222).
BACKGROUND
In 2006, the City Council prioritized the renovation of the two downtown parks, Lions Wayside and Delucchi, and approved funding to create a master plan. The master plan was adopted in 2014. However, the City was unable to obtain approval from the California Department of Fish and Wildlife, the U.S. Army Corps of Engineers, and the State Water Resources Control Board. As a result, the City Council directed staff to focus on constructing park improvements that could be completed within the available project budget.
Staff revised the project design and worked with Callander Associates Landscape Architecture, Inc., to prepare construction drawings utilizing a total project budget of approximately $1.9 million with bid alternates to ensure that the base bid for the project came in under budget. The project was advertised for bid in summer 2024.
On September 3, 2024, the City Council awarded the construction contract for the Park
Renovations project to Integra Construction Services, Inc. (Integra) in the amount of $1,265,000 with an approved construction contingency of $127,000, or approximately 10 percent. The approved plans included improvements intended to support the summer concert series and other park events, including a new bandstand, lighting, plaza, trails, parking lot, lawn renovations, drainage improvements, new site furnishings, and landscaping and irrigation. Construction for the project began on October 1, 2024.
DISCUSSION
On December 3, 2024, the City Council awarded an additional construction contingency of $250,600 for the construction of the bid alternates. Following that action, four change orders were issued for the following work:
• Additional sidewalk replacement on Neal Street near the bus stop; • Installation of a concrete pathway through Delucchi Park to connect Lions Wayside Park to the existing restroom;
• Installation of electrical wiring and conduit to connect the existing flagpole lighting to the new electrical pedestal; and
• Installation of in-ground power receptacles and an additional electrical pedestal to support holiday and event lighting and power.
On May 20, 2025, the City Council approved the use of the remaining project budget as additional construction contingency, bringing the total project contingency amount to $450,460.
Following that action, two additional change orders were issued for the following work:
• Construction of a connection from First Street to the Firehouse Arts Center parking lot, along with a new 24-stall parking lot for Lions Wayside Park, a trail, conversion of the Firehouse Arts Center lawn to create an additional concert viewing area, and new landscape for the parking lot; and
• Modification of the string lighting at Lions Wayside Park to allow for remote-control operation.
Construction of the Lions Wayside and Delucchi Park renovations was substantially complete, and a park dedication and ribbon-cutting ceremony was held on June 27, 2025. A July 4 celebration featuring the Pleasanton Community Band was then held in the park, and the first summer concert was held on July 11, 2025.
Parking lot construction continued during the summer concert series and was substantially completed in November 2025. The contractor completed all remaining punch list items in March 2026.
EQUITY AND SUSTAINABILITY
Approval of this action advances the Climate Action Plan (CAP 2.0) in Transportation and Land Use by promoting an effective alternative transportation system that includes walking and bicycling and improves park accessibility for all users.
OUTREACH
City staff conducted outreach for the master plan update in 2022, and feedback was incorporated into the final park design based on project priorities and the available budget.
STRATEGIC PLAN ALIGNMENT
Approval of this action advances the Citywide ONE Pleasanton strategic plan goal of Investing in Our Environment, including:
• Strategy 1 – Implement the four-year Capital Improvement Program (CIP) to complete design and construction of budgeted capital projects; and • Strategy 7 – Continue to invest in parks, bicycle, and pedestrian infrastructure, and public art to improve traffic safety, promote climate resilience, and increase equitable access to cultural and recreational opportunities.
FISCAL IMPACT
The total budget for the project was $1,948,466, which included $21,088 in rent received from the tenants of 4363 and 4377 First Street after the City purchased the property, but before the tenants moved out.
The total project cost for the Lions Wayside and Delucchi Parks Renovations was $1,911,631, consisting of the original contract amount of $1,265,000, six construction change orders totaling $450,460, and design and miscellaneous expenses totaling $196,171. Staff recommends a budget amendment to reduce the remaining project budget, $36,834, to $0 in the Park Development Impact Fee Fund (Fund 222), as outlined in Attachment 1.
Prepared by: Submitted by: Approved by:
Michael Stella, City
Engineer
Siew-Chin Yeong, Director of Public
Works
Interim City Manager
Attachments:
1. Financial Expenditure Summary
ATTACHMENT 1
CIP NO. 06716
05/05/26
Project Funding at end of FY23 Amount Totals
2016-26 CIP Allocation (F222 - Park Development Impact Fees) $1,927,378 FY19 Rent Revenue (F221 - Park CIP)* $21,088
SUBTOTAL FUNDING
Project Expenditures to Date as of FY24
Advertising - Bay Area News Group $411
Geocon - On-Call Geotechnical Special Inspection & Testing $2,113 Callander Associates, Inc. - Preliminary Design $26,407 Callander Associates, Inc. - Construction Documents $104,065 Callander Associates, Inc. - Amendment No. 1 $31,800
Kier & Wright - On-Call Survey Services $20,000
Integra Construction Services Inc. - Construction Contract $1,715,460 Miscellaneous Expenses $11,375
TOTAL PROJECT EXPENDITURES
Funding Balance/ (Shortfall)
Project Balance $36,834
*Payment for Rent received 7/24/19, check# 124
LIONS WAYSIDE & DELUCCHI PARKS
$1,948,466
$1,911,631
Item #8
CITY COUNCIL AGENDA REPORT
June 2, 2026
Public Works - Engineering Division
TITLE: AUTHORIZE THE CITY MANAGER TO ENTER INTO PROFESSIONAL
SERVICES AGREEMENTS WITH BENNETT ENGINEERING SERVICES, CSG CONSULTANTS, INC., SANBELL-BAY AREA, AND WILSEY HAM FOR ON-CALL
CIVIL ENGINEERING SERVICES, EACH IN AN AMOUNT NOT TO EXCEED $500,000 FOR A THREE-YEAR TERM, WITH OPTIONS FOR TWO ONE-YEAR
EXTENSIONS
SUMMARY
The City relies on professional civil engineering consultants to supplement staff resources within the Public Works Department. In December 2025, staff issued a Request for Statement of Qualifications (SOQs) for on-call civil engineering services. Fourteen SOQs were received and reviewed, and six firms were invited to interview with staff.
Based on the firms’ qualifications, interview performance, and reference checks, staff recommends approval of Professional Services Agreements with the following four firms:
Bennett Engineering Services, CSG Consultants, Inc., Sanbell-Bay Area, and Wilsey Ham.
If approved, the agreements will provide on-call civil engineering services from July 1, 2026, through June 30, 2029, with the option to extend for up to two additional one-year terms. The total not-to-exceed amount for all four agreements will be $2,000,000, with $500,000 allocated to each agreement.
RECOMMENDATION
1. Authorize the City Manager to enter into Professional Services Agreements with Bennett Engineering Services, CSG Consultants, Inc., Sanbell-Bay Area, and Wilsey Ham for on-call civil engineering services, each in an amount not to exceed $500,000 for a three-year term, with options for two one-year extensions.
2. Authorize the City Manager to execute the attached Professional Services Agreements.
3. Authorize the Director of Public Works, or designee, to approve individual task authorizations up to $100,000, and authorize the City Manager to approve individual task authorizations up to $200,000. Task authorizations exceeding $200,000 shall be presented to the City Council for consideration.
BACKGROUND
On June 1, 2021, the City entered into three-year Professional Services Agreements with four local consultants to provide on-call civil engineering services. Those agreements were extended for one year in June 2024 and for an additional year in June 2025. During the term of those agreements, the consultants completed numerous critical assignments in support of Public Works operations. All current agreements will expire on June 30, 2026.