Agendas are available on the City Website
https://www.ridgecrest-ca.gov/council-agendas
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
AGENDA
May 15, 2024
Regular Session 6:00 p.m.
City Hall, Council Chambers
100 100 West California Avenue
Ridgecrest CA 93555
Ricca Charlon, CMC
City Clerk
[email protected]
(760) 499-5002
In compliance with the Americans with Disabilities Act, if you are a disabled person and you need a disability-related modification or accommodation to participate in the meeting, please contact Ricca Charlon at (760) 499-5002. Requests must be made as early as possible and at least one full business day before the start of the meeting.
Watch meetings on-line:
All of our meetings are streamed live at https://ridgecrest-ca.gov/369/Watch or on YouTube at https://www.youtube.com/cityofridgecrest/live and are also available for playback after the meeting.
Call in for public comments:
To participate with verbal comments, please call (760) 499-5010. This phone line will allow only one caller at a time, so if the line is busy, please continue to dial. We will be allowing a 20-30 second delay between callers to give time for media delays and callers to dial in. If you wish to comment on multiple items you will need to call in as each item is presented.
CITY COUNCIL
Eric A. Bruen, Mayor
Solomon P. Rajaratnam, Mayor Pro-Tem
Kyle Blades, Vice Mayor
L. Scott Hayman, Council Member
John ‘Skip’ Gorman, Council Member
Ron Strand, City Manager
Keith Lemieux, City Attorney
Martin Koczanowicz, City Attorney
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RIDGECREST CITY COUNCIL
SUCCESSOR REDEVELOPMENT AGENCY
FINANCING AUTHORITY
HOUSING AUTHORITY
AGENDA
Wednesday, May 15, 2024 Regular Session – 6:00 p.m.
CALL TO ORDER - Roll call
APPROVAL OF AGENDA
REGULAR SESSION
• Pledge Of Allegiance
• Invocation
PRESENTATIONS
1. Presentation Of Proclamations Council
• Emergency Medical Services (EMS) Week
o Liberty Ambulance
o Ridgecrest Regional Hospital
o Kern County Fire
o Ridgecrest Police
• Police Week
• Public Works Week
PUBLIC COMMENT OF ITEMS NOT ON THE AGENDA - Persons wishing to address the Council on matters that are within the Council’s jurisdiction and DO NOT ALREADY APPEAR ON THE AGENDA, may do so at this time.
COUNCIL ANNOUNCEMENTS/DIRECTION
CONSENT CALENDAR – All Matters Listed Under The Consent Calendar Are To Be Considered Routine And Enacted By One Motion Unless Pulled By A Council Member Or A Member Of The Public.
2. Proposed Action To Approve Draft Minutes Of The Ridgecrest City Council Regular Meeting Dated May 1, 2024 Charlon
3. A Resolution to Approve the FY24-25 Rate Adjustment Request for Solid Waste Services Strand
4. Authorization For The City Manager To Execute The Notice Of Completion (NOC) For The West Ward Ave. Street Rehabilitation Project Phase II, Federal Project No. Stpl-5385(075); For The City Clerk To File The NOC And City Staff To Release Retention In The Amount Of One-Hundred And Eleven Thousand Seven-Hundred And Thirty-Two Dollars And Sixty-Three Cents ($111,732.63) To Griffith Construction Thirty (30) Days After Recordation Reed
AGENDA - CITY COUNCIL / SUCCESSOR REDEVELOPMENT AGENCY / FINANCING AUTHORITY / HOUSING AUTHORITY REGULAR – May 15, 2024
5. A Resolution Of The City Council Of The City Of Ridgecrest Authorizing: An Application for Federal Funding for Fiscal Year 2024 In The Total Amount of One Hundred Sixty Nine Thousand Two Hundred And Eighty Nine Dollars ($169,289); The City Manager To Sign And File The Application; And Execute And File All Certification Of Assurances, Contracts Or Agreements; And Designate The Transit Services Coordinator to Both Provide Additional Information In Connection With The Application For The Section 5311 Project(s) And To Submit And Approve Requests For Reimbursement Of Funds From The Department For The Section 5311 Project(s) Smith
6. Initializing Staff To Prepare An Engineers Report For The Intent To Levy And Collection Of Assessments For Consolidated Landscape And Lighting District 2012-1 For Fiscal Year 2024/2025, Pursuant To The Provisions Of Part 2 Of Division 15 Of The California Streets And Highways Code; And The Announcement Of A Public Hearing On June 5, 2024 For The Proposed Assessment Reed
7. Initializing Staff To Prepare An Engineers Report For The Intent To Levy And Collection Of Assessments For Drainage Benefit Assessment District 2016-1 (The “District”) For Fiscal Year 2024/2025, Pursuant To The Provisions Of The Benefit Assessment Act Of 1982, Being Chapter 6.4 Of The California Government Code; And The Announcement Of A Public Hearing On June 5, 2024 For The Proposed Assessment Reed
DISCUSSION AND ACTION ITEMS
8. Offer Of A Private Party To Acquire Successor Agency Land: Approximately 1.46 Acres Within The Ridgecrest Business Park (APN: 033-070-28) And Approval Of Resolution Spurlock
9. Discussion Regarding The Board Of The Indian Wells Valley Groundwater Authority (IWVGA) Hayman
10. A Resolution Of The City Council Of The City Of Ridgecrest Adopting A Position Description For A Part-Time Community Development Clerk Into The Classification Plan Reed
11. A Resolution To Accept Supreme Courts Construction As A Sole Source Bidder, Award A Construction Contract To Supreme Courts Construction To Construct The Leroy Jackson Tennis Court Improvement, Allocate Six-Hundred & Fifty Thousand Three Hundred And Twenty-Four Dollars And Zero Cents ($650,342.00) From Identified Funds, And Authorize The City Manager, Ronald Strand, To Execute The Contract And Amendment Reed
12. A Resolution Of The City Of Ridgecrest Approving Contract Change Orders Number One Through Fourteen; And Quantity Adjustments Through April 25th, 2024 In The Amount Of $750,000.00 For The Phase II Sewer Rehab Project. Said Adjustments Are For Contract Additions, Unknown At The Time Of Bidding; And Work Necessary To Facilitate A Complete Project; Thereafter Authorize The City Manager, To Sign Said Change Orders Reed
13. A Resolution To Amend A Professional Services Agreement With Willdan Engineering Inc. In The Amount Of $140,446.00 To Include Additional Inspection And Construction Management Time For The Phase II Sewer System Rehabilitation Project; And Authorize The City Manager To Execute The Amendment Reed
AGENDA - CITY COUNCIL / SUCCESSOR REDEVELOPMENT AGENCY / FINANCING AUTHORITY / HOUSING AUTHORITY REGULAR – May 15, 2024
COMMITTEE REPORTS
Ridgecrest Area Convention and Visitor Bureau (RACVB)
Members: Solomon Rajaratnam and Megan McKenzie (staff)
Meeting: 4th Wednesday each month at 9:00 a.m.
Location: California Welcome Center
➢ Next meeting May 22, 2024
Infrastructure Committee
Members: Solomon Rajaratnam and Kyle Blades
Meeting: 4
th Thursday each month at 5:00 p.m.
Location: City Hall Conference Room B, 1
st Floor
➢ Next meeting May 23, 2024
City Organization and Services Committee (‘City Org’)
Members: Mayor Eric A. Bruen and Skip Gorman
Meeting: 1st Thursday each month at 5:30 p.m.
Location: City Hall Council Chambers
➢ May 2, 2024 - Canceled
Economic Development Committee
Members: Kyle Blades and Solomon Rajaratnam
Meeting: 1st Monday of the month @ 5:15 p.m.
Location: City Hall Conference Room B, 1
st Floor
➢ Report from May 6, 2024
Parks, Recreation, and Quality of Life Committee
Members: Mayor Eric A. Bruen and Skip Gorman
Meeting: 1
st Tuesday each month at 5:30 p.m.
Location: City Hall Council Chambers
➢ Report from May 7, 2024
Finance Committee
Members: Mayor Eric A. Bruen and Scott Hayman
Meeting: 2nd Tuesday each month at 5:30 p.m.
Location: City Hall Conference Room B, 1
st Floor
➢ Report from May 14, 2024
OTHER COMMITTEES, BOARDS, OR COMMISSIONS
CITY MANAGER REPORT
FUTURE AGENDA ITEMS
MAYOR AND COUNCIL COMMENTS
ADJOURNMENT
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A Proclamation of
The City of Ridgecrest, California
HONORING
Emergency Medical Services Week
May 19-25, 2024
WHEREAS, Emergency Medical Services are a vital public service; and, WHEREAS, the members of emergency medical services teams are ready to provide lifesaving care to those in need 24 hours a day, seven days a week; and,
WHEREAS, access to quality emergency care dramatically improves the survival and recovery rate of those who experience sudden illness or injury; and,
WHEREAS, emergency medical services has grown to fill a gap by providing important, out of hospital care, including preventative medicine, follow-up care, and access to telemedicine; and, WHEREAS, the emergency medical services system consists of first responders, emergency medical technicians, paramedics, emergency medical dispatchers, firefighters, police officers, educators, administrators, emergency nurses, emergency physicians, and others; and, WHEREAS, the members of emergency medical services teams, whether career or volunteer, engage in thousands of hours of specialized training and continuing education to enhance their lifesaving skills; and, WHEREAS, it is appropriate to recognize the value and the accomplishments of emergency medical services providers by designating Emergency Medical Services Week.
NOW, THEREFORE, the Ridgecrest City Council, in recognition of this event does hereby proclaim the week of May 19-25, 2024, as EMERGENCY MEDICAL SERVICES WEEK. The 50th Anniversary of EMS Week theme is EMS Week: Honoring Our Past. Forging Our Future. We encourage the community to observe this week with appropriate programs, ceremonies and activities and extend a heartfelt ‘Thank You’ to Liberty Ambulance and all first responders in this community.
Proclaimed this 15
th Day of May, 2024
Eric A. Bruen
Mayor
Kyle Blades
Vice Mayor
Solomon P. Rajaratnam
Mayor Pro Tem
L. Scott Hayman
Council Member
John ‘Skip’ Gorman
Council Member
A Proclamation of
The City of Ridgecrest, California
HONORING
Emergency Medical Services Week
May 19-25, 2024
WHEREAS, Emergency Medical Services are a vital public service; and, WHEREAS, the members of emergency medical services teams are ready to provide lifesaving care to those in need 24 hours a day, seven days a week; and,
WHEREAS, access to quality emergency care dramatically improves the survival and recovery rate of those who experience sudden illness or injury; and,
WHEREAS, emergency medical services has grown to fill a gap by providing important, out of hospital care, including preventative medicine, follow-up care, and access to telemedicine; and, WHEREAS, the emergency medical services system consists of first responders, emergency medical technicians, paramedics, emergency medical dispatchers, firefighters, police officers, educators, administrators, emergency nurses, emergency physicians, and others; and, WHEREAS, the members of emergency medical services teams, whether career or volunteer, engage in thousands of hours of specialized training and continuing education to enhance their lifesaving skills; and, WHEREAS, it is appropriate to recognize the value and the accomplishments of emergency medical services providers by designating Emergency Medical Services Week.
NOW, THEREFORE, the Ridgecrest City Council, in recognition of this event does hereby proclaim the week of May 19-25, 2024, as EMERGENCY MEDICAL SERVICES WEEK. The 50th Anniversary of EMS Week theme is EMS Week: Honoring Our Past. Forging Our Future. We encourage the community to observe this week with appropriate programs, ceremonies and activities and extend a heartfelt ‘Thank You’ to the Ridgecrest Police Department and all first responders in this community.
Proclaimed this 15
th Day of May, 2024
Eric A. Bruen
Mayor
Kyle Blades
Vice Mayor
Solomon P. Rajaratnam
Mayor Pro Tem
L. Scott Hayman
Council Member
John ‘Skip’ Gorman
Council Member
A Proclamation of
The City of Ridgecrest, California
HONORING
Emergency Medical Services Week
May 19-25, 2024
WHEREAS, Emergency Medical Services are a vital public service; and, WHEREAS, the members of emergency medical services teams are ready to provide lifesaving care to those in need 24 hours a day, seven days a week; and,
WHEREAS, access to quality emergency care dramatically improves the survival and recovery rate of those who experience sudden illness or injury; and,
WHEREAS, emergency medical services has grown to fill a gap by providing important, out of hospital care, including preventative medicine, follow-up care, and access to telemedicine; and, WHEREAS, the emergency medical services system consists of first responders, emergency medical technicians, paramedics, emergency medical dispatchers, firefighters, police officers, educators, administrators, emergency nurses, emergency physicians, and others; and, WHEREAS, the members of emergency medical services teams, whether career or volunteer, engage in thousands of hours of specialized training and continuing education to enhance their lifesaving skills; and, WHEREAS, it is appropriate to recognize the value and the accomplishments of emergency medical services providers by designating Emergency Medical Services Week.
NOW, THEREFORE, the Ridgecrest City Council, in recognition of this event does hereby proclaim the week of May 19-25, 2024, as EMERGENCY MEDICAL SERVICES WEEK. The 50th Anniversary of EMS Week theme is EMS Week: Honoring Our Past. Forging Our Future. We encourage the community to observe this week with appropriate programs, ceremonies and activities and extend a heartfelt ‘Thank You’ to the Kern County Fire Department and all first responders in this community.
Proclaimed this 15
th Day of May, 2024
Eric A. Bruen
Mayor
Kyle Blades
Vice Mayor
Solomon P. Rajaratnam
Mayor Pro Tem
L. Scott Hayman
Council Member
John ‘Skip’ Gorman
Council Member
A Proclamation of
The City of Ridgecrest, California
HONORING
Emergency Medical Services Week
May 19-25, 2024
WHEREAS, Emergency Medical Services are a vital public service; and, WHEREAS, the members of emergency medical services teams are ready to provide lifesaving care to those in need 24 hours a day, seven days a week; and,
WHEREAS, access to quality emergency care dramatically improves the survival and recovery rate of those who experience sudden illness or injury; and,
WHEREAS, emergency medical services has grown to fill a gap by providing important, out of hospital care, including preventative medicine, follow-up care, and access to telemedicine; and, WHEREAS, the emergency medical services system consists of first responders, emergency medical technicians, paramedics, emergency medical dispatchers, firefighters, police officers, educators, administrators, emergency nurses, emergency physicians, and others; and, WHEREAS, the members of emergency medical services teams, whether career or volunteer, engage in thousands of hours of specialized training and continuing education to enhance their lifesaving skills; and, WHEREAS, it is appropriate to recognize the value and the accomplishments of emergency medical services providers by designating Emergency Medical Services Week.
NOW, THEREFORE, the Ridgecrest City Council, in recognition of this event does hereby proclaim the week of May 19-25, 2024, as EMERGENCY MEDICAL SERVICES WEEK. The 50th Anniversary of EMS Week theme is EMS Week: Honoring Our Past. Forging Our Future. We encourage the community to observe this week with appropriate programs, ceremonies and activities and extend a heartfelt ‘Thank You’ to the Ridgecrest Regional Hospital Staff and all first responders in this community.
Proclaimed this 15
th Day of May, 2024
Eric A. Bruen
Mayor
Kyle Blades
Vice Mayor
Solomon P. Rajaratnam
Mayor Pro Tem
L. Scott Hayman
Council Member
John ‘Skip’ Gorman
Council Member
A Proclamation of
The City of Ridgecrest, California
HONORING
NATIONAL POLICE WEEK
MAY 12-18, 2024
WHEREAS, the members of the Ridgecrest Police Department play an essential role in safeguarding the rights and freedoms of the City of Ridgecrest; and, WHEREAS, it is important that all citizens know and understand the duties, responsibilities, hazards, and sacrifices of their law enforcement agency, and that members of our law enforcement agency recognize their duty to serve the people of the community by safeguarding life and property, by protecting them against violence and disorder, and by protecting the innocent against deception and the weak against oppression; and, WHEREAS, the men and women of the Ridgecrest Police Department unceasingly provide a vital public service.
NOW THEREFORE, the Ridgecrest City Council, does hereby proclaim May 12 th through
May 18th 2024, as “Police Week” in the City of Ridgecrest in honor of the law enforcement officers, past and present, who have rendered a dedicated service to the community, and do further proclaim May 15, 2024, as “Peace Officers’ Memorial Day” in honor of those law enforcement officers who, through their courageous deeds, have made the ultimate sacrifice in service to their community or have become disabled in the performance of duty.
Proclaimed this 15
th Day of May, 2024
Eric A. Bruen
Mayor
Kyle Blades
Vice Mayor
Solomon P. Rajaratnam
Mayor Pro Tem
L. Scott Hayman
Council Member
John ‘Skip’ Gorman
Council Member
A Proclamation of
The City of Ridgecrest, California
HONORING
National Public Works Week
May 19 – 25, 2024
WHEREAS, the Public Works Department provides services for our community and are a vital and integral part of our citizens' everyday lives; and,
WHEREAS, the support of the community is vital to the efficient operation of public works systems and programs such as water, sewers, streets, fleet maintenance, building maintenance, wastewater treatment, solid waste collection, and airport operations; and,
WHEREAS, the health, safety and comfort of this community greatly depends on these facilities and services; and,
WHEREAS, the quality and effectiveness of these facilities, as well as their planning, design and construction, is vitally dependent upon the efforts and skill of public works officials; and, WHEREAS, the efficiency and effectiveness of the qualified and skilled staff contribute to the quality of life that residents and visitors alike enjoy and rely upon from the City of Ridgecrest.
NOW, THEREFORE, BE IT PROCLAIMED by the Mayor and City Council that we recognize and extend appreciation to our dedicated and skilled staff and hereby proclaim the week of May 19-25, 2024 as "National Public Works Week"
AND, BE IT FURTHER PROCLAIMED that the Mayor and City Council requests that all citizens and civic organizations acquaint themselves with the issues involved in providing public works services to our community and to recognize the contributions which our public works employees make every day to our health, safety, comfort and quality of life.
Proclaimed this 15
th Day of May, 2024
Eric A. Bruen
Mayor
Kyle Blades
Vice Mayor
Solomon P. Rajaratnam
Mayor Pro Tem
L. Scott Hayman
Council Member
John ‘Skip’ Gorman
Council Member
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Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
SUBJECT: Proposed Action To Approve Draft Minutes Of The Ridgecrest City Council Regular Meeting Dated May1, 2024
PRESENTED BY: Ricca Charlon, City Clerk
SUMMARY:
Draft Minutes of the City Council / Successor Redevelopment Agency / Housing Authority / Financing Authority Regular Meeting Dated May 1, 2024
FISCAL IMPACT: None
ACTION REQUESTED: Approve minutes
CITY MANAGER’S RECOMMENDATION: Action as requested
Submitted by: Ricca Charlon Action Date: May 15, 2024
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RIDGECREST CITY COUNCIL
SUCCESSOR REDEVELOPMENT AGENCY
FINANCING AUTHORITY
HOUSING AUTHORITY
DRAFT MINUTES
Wednesday, May 1, 2024 Regular Session – 6:00 p.m.
This meeting was recorded and will be on file in the Office of the City Clerk for a certain period of time from date of approval by the Ridgecrest City Successor Agency/Financing Authority/Housing Authority. Meetings are recorded solely for the purpose of preparation of minutes.
ROLL CALL – 6:00 p.m.
Council Present: Mayor Eric A. Bruen; Mayor Pro-Tem Solomon P. Rajaratnam; Vice Mayor Kyle Blades; Council Member L. Scott Hayman; Council Member Skip Gorman
Absent: None
Staff Present: City Attorney M. Koczanowicz (WebEx); City Manager Strand; City Clerk Charlon; Acting Chief Tucker; Parks & Rec Director Wegener; City Planner Spurlock APPROVAL OF AGENDA - Motion To Approve Agenda – Blades - Rajaratnam 5 Ayes NOTE: The vote is displayed in bold below each item. For example, Blades-Rajaratnam denotes Council Member Blades made the motion and Council Member Rajaratnam seconded the motion. Ayes, Noes, Absents, Abstentions follow.
REGULAR SESSION
PRESENTATIONS
1. Mayor’s Prayer Breakfast / National Day Of Prayer Proclamation Council
2. 55th Annual Professional Municipal Clerks Week Proclamation Council
3. Community Action Partnership of Kern County (CAPK)Proclamation Council
PUBLIC COMMENT OF ITEMS NOT ON THE AGENDA
COUNCIL ANNOUNCEMENTS/DIRECTION
CONSENT CALENDAR
4. Proposed Action To Approve Draft Minutes Of The Ridgecrest City Council Regular Meeting Dated April 17, 2024 Charlon
5. A Resolution Authorizing the Submission of the Fiscal Year 2023-2024 Transportation Development Act Article 4 Claim to the Kern Council of Governments Smith
DISCUSSION AND ACTION ITEMS
6. Discussion Regarding Appointments To Council Committees, Boards, And Commissions Charlon
PUBLIC HEARING
7. Hold A Public Hearing and Approve A Resolution Of The City Council Of The City Of Ridgecrest, California Confirming The Formation Of Landscaping And Lighting District No.
DRAFT MINUTES - CITY COUNCIL / SUCCESSOR REDEVELOPMENT AGENCY / FINANCING AUTHORITY / HOUSING AUTHORITY REGULAR – May 1, 2024
2024-1 And Concurrent Annexation Of Parcels Therein To The Ridgecrest Landscaping And Lighting District No. 2012-1, The Diagram And Assessments Related Thereto, Overruling All Protests Concerning The Assessments, And Ordering The Levy And Collection Of Assessments For Fiscal Year 2024/2025 Reed
ORDINANCES
8. Second Reading And Adoption, Ordinance 24-05, An Ordinance Of The Ridgecrest City Council Amending The Ridgecrest Municipal Code Chapter 106 (Zoning) Regarding Residential Care Homes And Employee Housing Spurlock
Motion To Waive Reading In Full Ordinance 24-05, An Ordinance Of The Ridgecrest City Council Amending The Ridgecrest Municipal Code Chapter 106 (Zoning) Regarding Residential Care Homes And Employee Housing Blades - Rajaratnam 5 Ayes
Motion To Adopt Ordinance 24-05, An Ordinance Of The Ridgecrest City Council Amending The Ridgecrest Municipal Code Chapter 106 (Zoning) Regarding Residential Care Homes And Employee Housing Blades - Rajaratnam 5 Ayes
9. Second Reading And Adoption, Ordinance 24-04, An Ordinance Of The City Council Of Ridgecrest Granting A Non-Exclusive Taxi Franchise – Blue Line Taxi Captain Tucker Motion To Waive Reading In Full Ordinance 24-04, An Ordinance Of The City Council Of Ridgecrest Granting A Non-Exclusive Taxi Franchise – Blue Line Taxi Blades - Rajaratnam 5 Ayes Motion To Adopt Ordinance 24-04, An Ordinance Of The City Council Of Ridgecrest Granting A NonExclusive Taxi Franchise – Blue Line Taxi Blades - Rajaratnam 5 Ayes
COMMITTEE REPORTS
Ridgecrest Area Convention and Visitor Bureau (RACVB)
Members: Solomon Rajaratnam and Megan McKenzie (staff)
Meeting: 4th Wednesday each month at 9:00 a.m.
Location: California Welcome Center
➢ Report from April 24, 2024
Infrastructure Committee
Members: Solomon Rajaratnam and Kyle Blades
Meeting: 4th Thursday each month at 5:00 p.m.
Location: City Hall Conference Room B, 1
st Floor
➢ Report from April 25, 2024
City Organization and Services Committee (‘City Org’)
Members: Mayor Eric A. Bruen and Skip Gorman
Meeting: 1st Thursday each month at 5:30 p.m.
Location: City Hall Council Chambers
➢ Next meeting May 2, 2024
DRAFT MINUTES - CITY COUNCIL / SUCCESSOR REDEVELOPMENT AGENCY / FINANCING AUTHORITY / HOUSING AUTHORITY REGULAR – May 1, 2024
Economic Development Committee
Members: Kyle Blades and Solomon Rajaratnam
Meeting: 1st Monday of the month @ 5:15 p.m.
Location: City Hall Conference Room B, 1
st Floor
➢ Next meeting May 6, 2024
Parks, Recreation, and Quality of Life Committee
Members: Mayor Eric A. Bruen and Skip Gorman
Meeting: 1
st Tuesday each month at 5:30 p.m.
Location: City Hall Council Chambers
➢ Next meeting May 7, 2024
Finance Committee
Members: Mayor Eric A. Bruen and Scott Hayman
Meeting: 2nd Tuesday each month at 5:30 p.m.
Location: City Hall Conference Room B, 1
st Floor
➢ Next meeting May 14, 2024
OTHER COMMITTEES, BOARDS, OR COMMISSIONS
CITY MANAGER REPORT
FUTURE AGENDA ITEMS
MAYOR AND COUNCIL COMMENTS
ADJOURNMENT
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Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
SUBJECT: A Resolution to Approve the FY24-25 Rate Adjustment Request for Solid Waste Services PRESENTED BY: Ron Strand, City Manager
Background
In 2011, the City issued a competitive request for proposals for solid waste collection services and entered into a new agreement with Waste Management (WM) effective January 1, 2012. A First Amendment to the Solid Waste Agreement (First Amendment) was adopted by resolution on February 21, 2018. On July 19, 2022 the City adopted a resolution to renew the Amended & Restated Solid Waste Agreement for solid waste collection services (including organics under SB 1383) with Waste Management (WM). On July 18, 2023, Council approved the FY 23-24 annual rate adjustment of 6.0% with a 3.1% carryover to 2024-2025.
Summary
On March 29, 2024 WM submitted a request for an annual contractual adjustment of service rates pursuant to section 10.2 and Exhibit B of the Solid Waste Franchise Agreement between the City and WM. City Staff reviewed the adjustment calculations to retrieve and validate data sets for accuracy including: Labor Factor - Employment Cost Index (U.S. Bureau of Labor Statistics); Fuel Factor – Fuel Index (U.S. Energy Information Administration); Other Factor – Consumer Price Index (Bureau of Labor Statistics); and the Disposal Component Factor – Kern County Bin/Gate Fees (Ordinance G-9203). The Kern County Board of Supervisors’ public hearing is set for May 21, 2024 to adopt an ordinance to establish the schedule of Solid Waste Management Program Service Charges for nonresidential property (gate & bin fees) for FY 24-25. City staff found that all factors used in the rate calculation are accurate according to the data published by the referenced sources.
Annual Contractual Adjustment of Service Rates:
WM is requesting the City approve an annual adjustment in residential, commercial and industrial service rates of
5.7%. Per the adjustment limitations set forth in Exhibit B, the annual Operating Component Factor adjustment may not increase more than 6.0% nor decrease less than 0.00% – in the case of an increase/decrease outside that threshold, the unused percentage increase or decrease otherwise permitted may be carried over until such time as it may be applied without violating the provisions of Exhibit B. For FY 2024-2025, WM is requesting an annual adjustment of 2.6% with a 3.1% carryover from FY 2023-2024 for a total rate adjustment of 5.7%. Contributing factors to the rate adjustment were increases in labor and inflation. Staff verified the rate adjustment was calculated in accordance to Exhibit B of the agreement. The calculations & supporting documentation for the requests are included for reference. Upon approval, the adjusted rates would be effective beginning July 1, 2024.
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
Schedule of Most Used Services by Category
FY22-23
Rate
OCF
ADJ
Disposal
ADJ
Total
INCR
FY23-24
Rate
Residential
35-Gallon Cart
64-Gallon Cart
95- Gallon Cart
$21.44
$24.16
$26.81
$1.22
$1.38
$1.53
$0
$0
$0
$1.22
$1.38
$1.53
$22.66
$25.54
$28.34
Commercial
3yd x 1 $273.49 $12.96 $2.49 $15.77 $288.94
Multi-Family
1.5yd x 1 $186.69 $10.64 $0 $10.64 $197.33
Staff recommends City Council approve the requested annual solid waste services rate adjustment.
Exhibit A – Waste Management Rate Adjustment Request Letter Exhibit B – 2024/2025 Rate Adjustment Chart
Exhibit C – Solid Waste Management Program Service Charge for Non-Residential Property for FY 24-25 FISCAL IMPACT: None
ACTION REQUESTED: Adopt the Resolution.
CITY MANAGER’S RECOMMENDATION: Action as requested.
Submitted by: M. McKenzie Action Date: May 15, 2024
RESOLUTION NO. 24-xx
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIDGECREST TO APPROVE THE FISCAL YEAR 2024/2025 RATES FOR SOLID WASTE
SERVICES
WHEREAS, the City of Ridgecrest entered into the Amended & Restated Solid Waste Agreement (Agreement) with Waste Management (WM) adopted July 19, 2022; and, WHEREAS, on March 29, 2024, Waste Management submitted a request for an annual contractual adjustment of service rates pursuant to section 10.2 and Exhibit B of the Solid Waste Franchise Agreement between the City and WM; and, WHEREAS, WM is requesting the City approve an annual adjustment in residential, commercial and industrial service rates of 2.6%; and,
WHEREAS, on July 18, 2023 Council approved a 3.1% carryover from FY 2023-2024 rate adjustment per the adjustment limitations set forth in Exhibit B; and, WHEREAS, WM is requesting the City approve a total annual adjustment in residential, commercial and industrial service rates of 5.7% for FY 2024-2025; and, WHEREAS, City staff verified the annual rate adjustment was calculated in accordance with the Agreement; and,
WHEREAS, the FY24/25 rate adjustments will be effective July 1, 2024.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ridgecrest does hereby agree to the above and adopt this resolution.
APPROVED AND ADOPTED this 15th day of May by the following vote.
AYES:
NOES:
ABSENT:
ABSTAIN:
Eric Bruen, Mayor
ATTEST:
Ricca Charlon, City Clerk
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••
••
Waste Management
City of Ridgecrest
2024-2025 Rate Schedule A B C D E F = B * C * D * E G = F * 10%/(1-10%) H = F + G I J = H * I K = H + J L = A - H M N = L * M O = L + N P = K + O 2023-2024 Rates Vol Freq/Wk Wks
Bin Fee
Rate per
Collected
Yard. OR
Disposal
Per Ton
Pre-Franchise
Fee Disposal
Portion of 2023-
2024 rate Franchise Fee
Disposal
Portion
including
FF
Disposal
Adjust %
Disposal
Adjust $
Post
Franchise
Fee
Adjusted
Disposal
Portion
Operating
Portion OCF
Operating
Portion
Adjust $
Adjusted
Operating
Portion
Proposed
2024-2025
Final Rate
Residential Service
35-Gallon Cart Service $ 21.44 $ 21.44 5.70% $ 1.22 $ 22.66 $ 22.66 64-Gallon Cart Service $ 24.16 $ 24.16 5.70% $ 1.38 $ 25.54 $ 25.54 95-Gallon Cart Service $ 26.81 $ 26.81 5.70% $ 1.53 $ 28.34 $ 28.34 Additional 95-Gallon Cart (Resi) $ 12.55 $ 12.55 5.70% $ 0.72 $ 13.27 $ 13.27 Residential Recycling Service (Every Other Wk)
One or Two 95-Gallon Cart Service $ - $ - 5.70% $ - $ - $ - Additional 95-Gallon Cart (Resi) $ 12.55 $ 12.55 5.70% $ 0.72 $ 13.27 $ 13.27 Residential Organics Service (Weekly)
One 35-Gallon Cart Service $ - $ - 5.70% $ - $ - $ -
Additional 35-Gallon Cart $ 12.55 $ 12.55 5.70% $ 0.72 $ 13.27 $ 13.27 Commercial Service
96g Cart 1x $ 61.89 0.475 1 4.33 $ 3.20 $ 6.58 $ 0.73 $ 7.31 5.4% $ 0.39 $ 7.70 $ 54.58 5.70% $ 3.11 $ 57.69 $ 65.39
1.5yd x1 $ 188.15 1.500 1 4.33 $ 3.20 $ 20.78 $ 2.31 $ 23.09 5.4% $ 1.25 $ 24.34 $ 165.06 5.70% $ 9.41 $ 174.47 $ 198.81
1.5yd x2 $ 302.71 1.500 2 4.33 $ 3.20 $ 41.57 $ 4.62 $ 46.19 5.4% $ 2.49 $ 48.68 $ 256.52 5.70% $ 14.62 $ 271.14 $ 319.82
1.5yd x3 $ 417.45 1.500 3 4.33 $ 3.20 $ 62.35 $ 6.93 $ 69.28 5.4% $ 3.74 $ 73.02 $ 348.17 5.70% $ 19.85 $ 368.02 $ 441.04
1.5yd x4 $ 531.88 1.500 4 4.33 $ 3.20 $ 83.14 $ 9.24 $ 92.38 5.4% $ 4.99 $ 97.37 $ 439.50 5.70% $ 25.05 $ 464.55 $ 561.92
1.5yd x5 $ 646.62 1.500 5 4.33 $ 3.20 $ 103.92 $ 11.55 $ 115.47 5.4% $ 6.24 $ 121.71 $ 531.15 5.70% $ 30.28 $ 561.43 $ 683.14 3yd x1 $ 273.49 3.000 1 4.33 $ 3.20 $ 41.57 $ 4.62 $ 46.19 5.4% $ 2.49 $ 48.68 $ 227.30 5.70% $ 12.96 $ 240.26 $ 288.94 3yd x2 $ 440.38 3.000 2 4.33 $ 3.20 $ 83.14 $ 9.24 $ 92.38 5.4% $ 4.99 $ 97.37 $ 348.00 5.70% $ 19.84 $ 367.84 $ 465.21 3yd x3 $ 607.54 3.000 3 4.33 $ 3.20 $ 124.70 $ 13.86 $ 138.56 5.4% $ 7.48 $ 146.04 $ 468.98 5.70% $ 26.73 $ 495.71 $ 641.75 3yd x4 $ 770.76 3.000 4 4.33 $ 3.20 $ 166.27 $ 18.47 $ 184.74 5.4% $ 9.98 $ 194.72 $ 586.02 5.70% $ 33.40 $ 619.42 $ 814.14 3yd x5 $ 941.34 3.000 5 4.33 $ 3.20 $ 207.84 $ 23.09 $ 230.93 5.4% $ 12.47 $ 243.40 $ 710.41 5.70% $ 40.49 $ 750.90 $ 994.30 4yd x1 $ 315.10 4.000 1 4.33 $ 3.20 $ 55.42 $ 6.16 $ 61.58 5.4% $ 3.33 $ 64.91 $ 253.52 5.70% $ 14.45 $ 267.97 $ 332.88 4yd x2 $ 507.57 4.000 2 4.33 $ 3.20 $ 110.85 $ 12.32 $ 123.17 5.4% $ 6.65 $ 129.82 $ 384.40 5.70% $ 21.91 $ 406.31 $ 536.13 4yd x3 $ 700.32 4.000 3 4.33 $ 3.20 $ 166.27 $ 18.47 $ 184.74 5.4% $ 9.98 $ 194.72 $ 515.58 5.70% $ 29.39 $ 544.97 $ 739.69 4yd x4 $ 892.52 4.000 4 4.33 $ 3.20 $ 221.70 $ 24.63 $ 246.33 5.4% $ 13.30 $ 259.63 $ 646.19 5.70% $ 36.83 $ 683.02 $ 942.65 4yd x5 $ 1,085.29 4.000 5 4.33 $ 3.20 $ 277.12 $ 30.79 $ 307.91 5.4% $ 16.63 $ 324.54 $ 777.38 5.70% $ 44.31 $ 821.69 $1,146.23 6yd x1 $ 438.82 6.000 1 4.33 $ 3.20 $ 83.14 $ 9.24 $ 92.38 5.4% $ 4.99 $ 97.37 $ 346.44 5.70% $ 19.75 $ 366.19 $ 463.56 6yd x2 $ 707.08 6.000 2 4.33 $ 3.20 $ 166.27 $ 18.47 $ 184.74 5.4% $ 9.98 $ 194.72 $ 522.34 5.70% $ 29.77 $ 552.11 $ 746.83 6yd x3 $ 975.63 6.000 3 4.33 $ 3.20 $ 249.41 $ 27.71 $ 277.12 5.4% $ 14.96 $ 292.08 $ 698.51 5.70% $ 39.82 $ 738.33 $1,030.41 6yd x4 $ 1,243.52 6.000 4 4.33 $ 3.20 $ 332.54 $ 36.95 $ 369.49 5.4% $ 19.95 $ 389.44 $ 874.03 5.70% $ 49.82 $ 923.85 $1,313.29 6yd x5 $ 1,512.17 6.000 5 4.33 $ 3.20 $ 415.68 $ 46.19 $ 461.87 5.4% $ 24.94 $ 486.81 $ 1,050.30 5.70% $ 59.87 $ 1,110.17 $1,596.98 3yd Temp Bin Service (two week maximum) $ 187.33 3.000 1 1.00 $ 3.20 $ 9.60 $ 1.07 $ 10.67 5.4% $ 0.58 $ 11.25 $ 176.66 5.70% $ 10.07 $ 186.73 $ 197.98 3yd Temp Bin Additional Pickup $ 94.00 3.000 1 1.00 $ 3.20 $ 9.60 $ 1.07 $ 10.67 5.4% $ 0.58 $ 11.25 $ 83.33 5.70% $ 4.75 $ 88.08 $ 99.33 Multi-Family Service
Duplex 96g cart service (Single Billed) $ 42.36 $ 42.36 5.70% $ 2.41 $ 44.77 $ 44.77 Duplex 64g cart service (Single Billed) $ 39.52 $ 39.52 5.70% $ 2.25 $ 41.77 $ 41.77 Duplex 32g cart service (Single Billed) $ 36.61 $ 36.61 5.70% $ 2.09 $ 38.70 $ 38.70 Triplex 96g cart service (Single Billed) $ 69.45 $ 69.45 5.70% $ 3.96 $ 73.41 $ 73.41 Triplex 64g cart service (Single Billed) $ 66.59 $ 66.59 5.70% $ 3.80 $ 70.39 $ 70.39 Triplex 32g cart service (Single Billed) $ 63.66 $ 63.66 5.70% $ 3.63 $ 67.29 $ 67.29 Quadplex 96g cart service (Single Billed) $ 96.46 $ 96.46 5.70% $ 5.50 $ 101.96 $ 101.96 Quadplex 64g cart service (Single Billed) $ 93.62 $ 93.62 5.70% $ 5.34 $ 98.96 $ 98.96 Quadplex 32g cart service (Single Billed) $ 90.69 $ 90.69 5.70% $ 5.17 $ 95.86 $ 95.86
1.5yd x1 $ 186.69 $ 186.69 5.70% $ 10.64 $ 197.33 $ 197.33
1.5yd x2 $ 288.73 $ 288.73 5.70% $ 16.46 $ 305.19 $ 305.19
1.5yd x3 $ 390.94 $ 390.94 5.70% $ 22.28 $ 413.22 $ 413.22
1.5yd x4 $ 492.77 $ 492.77 5.70% $ 28.09 $ 520.86 $ 520.86
1.5yd x5 $ 595.02 $ 595.02 5.70% $ 33.92 $ 628.94 $ 628.94 3yd x1 $ 255.12 $ 255.12 5.70% $ 14.54 $ 269.66 $ 269.66 3yd x2 $ 387.56 $ 387.56 5.70% $ 22.09 $ 409.65 $ 409.65 3yd x3 $ 520.25 $ 520.25 5.70% $ 29.65 $ 549.90 $ 549.90 3yd x4 $ 648.47 $ 648.47 5.70% $ 36.96 $ 685.43 $ 685.43 3yd x5 $ 785.13 $ 785.13 5.70% $ 44.75 $ 829.88 $ 829.88 Waste Management
City of Ridgecrest
2024-2025 Rate Schedule A B C D E F = B * C * D * E G = F * 10%/(1-10%) H = F + G I J = H * I K = H + J L = A - H M N = L * M O = L + N P = K + O 2023-2024 Rates Vol Freq/Wk Wks
Bin Fee
Rate per
Collected
Yard. OR
Disposal
Per Ton
Pre-Franchise
Fee Disposal
Portion of 2023-
2024 rate Franchise Fee
Disposal
Portion
including
FF
Disposal
Adjust %
Disposal
Adjust $
Post
Franchise
Fee
Adjusted
Disposal
Portion
Operating
Portion OCF
Operating
Portion
Adjust $
Adjusted
Operating
Portion
Proposed
2024-2025
Final Rate
4yd x1 $ 283.13 $ 283.13 5.70% $ 16.14 $ 299.27 $ 299.27 4yd x2 $ 425.10 $ 425.10 5.70% $ 24.23 $ 449.33 $ 449.33 4yd x3 $ 567.44 $ 567.44 5.70% $ 32.34 $ 599.78 $ 599.78 4yd x4 $ 709.08 $ 709.08 5.70% $ 40.42 $ 749.50 $ 749.50 4yd x5 $ 851.49 $ 851.49 5.70% $ 48.53 $ 900.02 $ 900.02 6yd x1 $ 385.74 $ 385.74 5.70% $ 21.99 $ 407.73 $ 407.73 6yd x2 $ 575.18 $ 575.18 5.70% $ 32.79 $ 607.97 $ 607.97 6yd x3 $ 765.07 $ 765.07 5.70% $ 43.61 $ 808.68 $ 808.68 6yd x4 $ 954.07 $ 954.07 5.70% $ 54.38 $ 1,008.45 $1,008.45 6yd x5 $ 1,144.04 $ 1,144.04 5.70% $ 65.21 $ 1,209.25 $1,209.25 Commercial Recycling Service
96g Cart 1x $ - $ - 5.70% $ - $ - $ -
Additional 95-Gallon Cart (CM) Every Other Week $ 12.55 $ 12.55 5.70% $ 0.72 $ 13.27 $ 13.27 Additional 95-Gallon Cart (CM) Weekly $ 25.11 $ 25.11 5.70% $ 1.43 $ 26.54 $ 26.54
1.5yd Every Other Week $ - $ - 5.70% $ - $ - $ -
1.5yd x1 $ 144.04 $ 144.04 5.70% $ 8.21 $ 152.25 $ 152.25
1.5yd x2 $ 216.70 $ 216.70 5.70% $ 12.35 $ 229.05 $ 229.05
1.5yd x3 $ 289.42 $ 289.42 5.70% $ 16.50 $ 305.92 $ 305.92
1.5yd x4 $ 361.87 $ 361.87 5.70% $ 20.63 $ 382.50 $ 382.50
1.5yd x5 $ 434.67 $ 434.67 5.70% $ 24.78 $ 459.45 $ 459.45 3yd Every Other Week $ - $ - 5.70% $ - $ - $ -
3yd x1 $ 188.28 $ 188.28 5.70% $ 10.73 $ 199.01 $ 199.01 3yd x2 $ 272.98 $ 272.98 5.70% $ 15.56 $ 288.54 $ 288.54 3yd x3 $ 357.92 $ 357.92 5.70% $ 20.40 $ 378.32 $ 378.32 3yd x4 $ 439.08 $ 439.08 5.70% $ 25.03 $ 464.11 $ 464.11 3yd x5 $ 527.35 $ 527.35 5.70% $ 30.06 $ 557.41 $ 557.41 4yd Every Other Week $ - $ - 5.70% $ - $ - $ -
4yd x1 $ 202.89 $ 202.89 5.70% $ 11.56 $ 214.45 $ 214.45 4yd x2 $ 286.63 $ 286.63 5.70% $ 16.34 $ 302.97 $ 302.97 4yd x3 $ 370.64 $ 370.64 5.70% $ 21.13 $ 391.77 $ 391.77 4yd x4 $ 454.13 $ 454.13 5.70% $ 25.89 $ 480.02 $ 480.02 4yd x5 $ 538.16 $ 538.16 5.70% $ 30.68 $ 568.84 $ 568.84 6yd Every Other Week $ - $ - 5.70% $ - $ - $ -
6yd x1 $ 271.49 $ 271.49 5.70% $ 15.47 $ 286.96 $ 286.96 6yd x2 $ 377.18 $ 377.18 5.70% $ 21.50 $ 398.68 $ 398.68 6yd x3 $ 483.29 $ 483.29 5.70% $ 27.55 $ 510.84 $ 510.84 6yd x4 $ 588.62 $ 588.62 5.70% $ 33.55 $ 622.17 $ 622.17 6yd x5 $ 694.76 $ 694.76 5.70% $ 39.60 $ 734.36 $ 734.36 Commercial Organic Cart Service
Organics - Up to (2) two 64g Carts, 1x $ - $ - $ - $ - $ - Additional Organics 64g Cart, on same pickup, above the two free - Multi-Family $ 19.10 $ 19.10 5.70% $ 1.09 $ 20.19 $ 20.19 Additional Organics 64g Cart, on same pickup, above the two free - Commercial $ 24.33 0.317 1 4.33 $ 3.20 $ 4.39 $ 0.49 $ 4.88 5.4% $ 0.26 $ 5.14 $ 19.45 5.70% $ 1.11 $ 20.56 $ 25.70 Compactor Service (Cost Per Pull)
3yd Compactor x1 (Solid Waste), Monthly $ 632.76 7.500 1.0 4.33 $ 3.20 $ 103.92 $ 11.55 $ 115.47 5.4% $ 6.24 $ 121.71 $ 517.29 5.70% $ 29.49 $ 546.78 $ 668.49 6yd Compactor x1 (Solid Waste), Monthly $ 1,015.53 15.000 1.0 4.33 $ 3.20 $ 207.84 $ 23.09 $ 230.93 5.4% $ 12.47 $ 243.40 $ 784.60 5.70% $ 44.72 $ 829.32 $1,072.72 10yd Compactor x1 (Solid Waste), per pull $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 20yd Compactor x1 (Solid Waste), per pull $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 Cost Per Ton (Solid Waste) with GU for FF $ 68.64 $ 61.79 $ 6.87 $ 68.64 5.4% $ 3.71 $ 72.35 $ 72.35 3yd Compactor x1 (Recyclable Material) Monthly $ 216.30 $ 216.30 5.70% $ 12.33 $ 228.63 $ 228.63 6yd Compactor x1 (Recyclable Material), Monthly $ 240.81 $ 240.81 5.70% $ 13.73 $ 254.54 $ 254.54 10yd Compactor x1 (Recyclable Material), per pull $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 20yd Compactor x1 (Recyclable Material), per pull $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 Cost Per Ton (Recyclable Material) $ 153.90 $ 153.90 $ - $ 153.90 5.4% $ 8.31 $ 162.21 $ 162.21
Waste Management
City of Ridgecrest
2024-2025 Rate Schedule A B C D E F = B * C * D * E G = F * 10%/(1-10%) H = F + G I J = H * I K = H + J L = A - H M N = L * M O = L + N P = K + O 2023-2024 Rates Vol Freq/Wk Wks
Bin Fee
Rate per
Collected
Yard. OR
Disposal
Per Ton
Pre-Franchise
Fee Disposal
Portion of 2023-
2024 rate Franchise Fee
Disposal
Portion
including
FF
Disposal
Adjust %
Disposal
Adjust $
Post
Franchise
Fee
Adjusted
Disposal
Portion
Operating
Portion OCF
Operating
Portion
Adjust $
Adjusted
Operating
Portion
Proposed
2024-2025
Final Rate
On Call Roll Off Service (Cost Per Pull)
10yd Drop Box (Solid Waste/Organics) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 20yd Drop Box (Solid Waste/Organics) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 30yd Drop Box (Solid Waste/Organics) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 40yd Drop Box (Solid Waste/Organics) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 3yd Compactor (Solid Waste/Organics) $ 146.14 7.500 1 1.00 $ 3.20 $ 24.00 $ 2.67 $ 26.67 5.4% $ 1.44 $ 28.11 $ 119.47 5.70% $ 6.81 $ 126.28 $ 154.39 6yd Compactor (Solid Waste/Organics) $ 234.54 15.000 1 1.00 $ 3.20 $ 48.00 $ 5.33 $ 53.33 5.4% $ 2.88 $ 56.21 $ 181.21 5.70% $ 10.33 $ 191.54 $ 247.75 10yd Compactor (Solid Waste/Organics) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 20yd Compactor (Solid Waste/Organics) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 Cost Per Ton (Solid Waste) with GU for FF $ 68.64 $ 61.79 $ 6.87 $ 68.64 5.4% $ 3.71 $ 72.35 $ 72.35 10yd Drop Box (Recyclable Material) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 20yd Drop Box (Recyclable Material) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 30yd Drop Box (Recyclable Material) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 40yd Drop Box (Recyclable Material) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 3yd Compactor (Recyclable Material) $ 216.30 $ 216.30 5.70% $ 12.33 $ 228.63 $ 228.63 6yd Compactor (Recyclable Material) $ 240.81 $ 240.81 5.70% $ 13.73 $ 254.54 $ 254.54 10yd Compactor (Recyclable Material) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 20yd Compactor (Recyclable Material) $ 265.14 $ 265.14 5.70% $ 15.11 $ 280.25 $ 280.25 Cost Per Ton (Recyclable Material) $ 153.90 $ 153.90 $ - $ 153.90 5.4% $ 8.31 $ 162.21 $ 162.21 Cost Per Ton (C&D) $ 94.67 $ 94.67 $ - $ 94.67 5.4% $ 5.11 $ 99.78 $ 99.78 Other Services
Extra Bulky Waste Collection (beyond 3 per yr) $ 29.97 $ 29.97 5.70% $ 1.71 $ 31.68 $ 31.68 Extra Appliance or Bulky Waste Item Collection (beyond
1 per event) - per item $ 5.11 $ 5.11 5.70% $ 0.29 $ 5.40 $ 5.40 Extra Bulky Waste Collection Volume (beyond 3 yds per
event) $ 9.89 $ 9.89 5.70% $ 0.56 $ 10.45 $ 10.45
Commercial Contamination Fee, per cubic yard $ 32.36 $ 32.36 5.70% $ 1.84 $ 34.20 $ 34.20 On Property Service (Except Senior/Disabled) $ 49.78 $ 49.78 5.70% $ 2.84 $ 52.62 $ 52.62 Extra Can/Bag on Customer Service Day $ 5.11 $ 5.11 5.70% $ 0.29 $ 5.40 $ 5.40 Extra Can/Bag Not on Regular Service Day $ 9.89 $ 9.89 5.70% $ 0.56 $ 10.45 $ 10.45 Extra Pickup/Overage Charge (Commercial) per yard $ 34.56 1.000 1 1.00 $ 3.20 $ 3.20 $ 0.36 $ 3.56 5.4% $ 0.19 $ 3.75 $ 31.00 5.70% $ 1.77 $ 32.77 $ 36.52 Lock/Unlock $ 48.20 $ 48.20 5.70% $ 2.75 $ 50.95 $ 50.95 Steam Cleaning $ 127.95 $ 127.95 5.70% $ 7.29 $ 135.24 $ 135.24 4 This Page Intentionally Left Blank
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
SUBJECT: Authorization For The City Manager To Execute The Notice Of Completion (NOC) For The West Ward Ave. Street Rehabilitation Project Phase II, Federal Project No. Stpl-5385(075); For The City Clerk To File The NOC And City Staff To Release Retention In The Amount Of One-Hundred And Eleven Thousand Seven-Hundred And Thirty-Two Dollars And Sixty-Three Cents ($111,732.63) To Griffith Construction Thirty (30) Days After Recordation PRESENTED BY: Travis Reed, Public Work Director
SUMMARY:
The Contractor, Griffith Construction has finished the project that consisted of street and storm drain reconstruction and maintenance for the West Ward Ave. Street Rehabilitation Phase II project, Federal project no. STPL-5385(075) The project accounting is as follows:
The original contract amount $2,036,395.00
Change Orders and Quantity Adjustments $198,257.56
Revised Total Contract Amount: $2,234,652.55
Project Percent Overage: 9.7%
With the work being completed and, with the exception of retention in the amount of $111,732.63; the Contractor, Griffith Construction has been paid in full.
City Staff will authorize release of retention thirty (30) days from the filing of the Notice of Completion as long as no claims have been filed against the retained funds and the City of Ridgecrest has accepted all work.
FISCAL IMPACT: The retention amount $111,732.63 is within the revised contract no additional funding is necessary.
ACTION REQUESTED:
1. Authorizes the City Manager to sign the Notice of Completion; and
2. Authorizes the City Clerk to file the Notice of Completion for recordation for the West Ward Ave.
Street Rehabilitation Phase II project, Federal project no. STPL-5385(075).
3. Authorizes City Staff to release retention in the amount of One-Hundred and Eleven Thousand Seven-Hundred and Thirty-two Dollars and Sixty-three cents ($111,732.63) to the Contractor, Griffith Construction thirty (30) days after recordation of the Notice of Completion provided no claims have been filed against said retained funds.
CITY MANAGER’S RECOMMENDATION: Action is Requested
Submitted by: Travis Reed Action Date: May 15, 2024
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RESOLUTION NO. 24-Xx
AUTHORIZATION FOR THE CITY MANAGER TO EXECUTE THE NOTICE OF COMPLETION FOR THE WEST WARD AVE. STREET REHABILITATION PROJECT PHASE II, FEDERAL PROJECT NO. STPL-5385(075); FOR THE
CITY CLERK TO FILE THE NOTICE OF COMPLETION AND CITY STAFF TO
RELEASE RETENTION IN THE AMOUNT OF ONE-HUNDRED AND ELEVEN THOUSAND SEVEN-HUNDRED AND THIRTY-TWO DOLLARS AND SIXTYTHREE CENTS ($111,732.63) TO GRIFFITH CONSTRUCTION THIRTY (30)
DAYS AFTER RECORDATION
WHEREAS, The Contractor, Griffith Construction has finished the project that consisted of street and Storm Drain re-construction and maintenance on February 15, 2024 for the West Ward Ave. Street Rehabilitation Phase II project, Federal project no. STPL-5385(075); and, WHEREAS, With the work being completed and, with the exception of the retention amount ($111,732.63) the Contractor, Griffith Construction has been paid in full; and, WHEREAS, The retention amount of One-Hundred and Eleven Thousand SevenHundred and Thirty-two Dollars and Sixty-three cents ($111,732.63) is within the contract amount of $2,240,034.40; and,
WHEREAS, The City Staff will authorize release of retention thirty (30) days from the filing of the Notice of Completion as long as no claims have been filed against the retained funds and the City of Ridgecrest has accepted all work.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ridgecrest hereby:
1. Authorizes the City Manager to sign the Notice of Completion; and
2. Authorizes the City Clerk to file the Notice of Completion for recordation for the West Ward Ave. Street Rehabilitation Phase II project, Federal project no. STPL5385(075).
3. Authorizes City Staff to release retention in the amount of One-Hundred and Eleven Thousand Seven-Hundred and Thirty-two Dollars and Sixty-three cents ($111,732.63) to the Contractor, Griffith Construction thirty (30) days after recordation of the Notice of Completion provided no claims have been filed against said retained funds.
APPROVED AND ADOPTED this 15th day of May 2024 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________
Eric Bruen, Mayor
ATTEST:
Ricca Charlon, City Clerk
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Recording Requested By:
CITY OF RIDGECREST
When Recorded Mail to:
City of Ridgecrest
City Clerk
100 West California Avenue
Ridgecrest, CA 93555
NOTICE OF COMPLETION
NOTICE IS HEREBY GIVEN THAT:
1. The undersigned is OWNER or Agent of the OWNER of the interest or estate stated below in the property hereinafter described.
2. The FULL NAME of the OWNER is City of Ridgecrest
3. The FULL ADDRESS of the OWNER is 100 West California Avenue, Ridgecrest, CA 93555
4. The NATURE OF THE INTEREST or ESTATE of the undersigned is: In Fee. (if other than fee, Strike "In Fee" and insert, for example, "Purchaser under contract of purchase," or "Lessee.")
5. The FULL NAMES and FULL ADDRESSES of ALL PERSONS, if any, WHO HOLD SUCH INTEREST or ESTATE with the undersigned as JOINT TENANTS IN COMMON are:
Names Addresses
6. The full names and full addresses of the predecessors in interest of the undersigned if the property was transferred subsequent to the commencement of the work of improvement herein referred to:
Names Addresses
7. A work of improvement on the property hereinafter described was COMPLETED February 15, 2024
8. The work of improvement completed is described as follows: West Ward Avenue Street Rehabilitation Project Phase 2, Federal Project No. STPL-5385 (075)
9. The NAME OF THE ORIGINAL CONTRACTOR, if any, for such work of improvement is: Griffith Company
10. The street address of said property is:
11. The property on which said work of improvement was completed is in the City of Ridgecrest County of Kern, State of California, and is described as follows:
West Ward Ave from N. Downs St to N. Norma St
Date Ronald Strand, City Manager
Verification for INDIVIDUAL owner
I, the undersigned, declare under penalty of perjury under the laws of the State of California that I am the owner of the aforesaid interest or estate in the property described in the above notice; that I have said notice, that I know and understand the contents thereof, and that the facts stated therein are true and correct.
Date and Place Signature of Owner named in paragraph 2
Verification for NON-INDIVIDUAL owner: I, the undersigned, declare under penalty of perjury under the laws of the State of California that I am the City Manager of the aforesaid interest or estate in the property described in the above notice; that I have read the said notice, that I know and understand the contents thereof, and that the facts stated therein are true and correct.
Date and Place Ronald Strand, City Manager
SUBSCRIBED AND SWORN TO before me on
Ricca Charlon, City Clerk Revised 9/22/2003
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5 This Page Intentionally Left Blank
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
SUBJECT: A Resolution Of The City Council Of The City Of Ridgecrest Authorizing: An Application for Federal Funding for Fiscal Year 2024 In The Total Amount of One Hundred Sixty Nine Thousand Two Hundred And Eighty Nine Dollars ($169,289); The City Manager To Sign And File The Application; And Execute And File All Certification Of Assurances, Contracts Or Agreements; And Designate The Transit Services Coordinator to Both Provide Additional Information In Connection With The Application For The Section 5311 Project(s) And To Submit And Approve Requests For Reimbursement Of Funds From The Department For The Section 5311 Project(s) PRESENTED BY: Christopher Smith, Transit Services Coordinator SUMMARY:
The Federal Transit Administration (FTA) Section 5311 is a program that is formula based and provides funding to states for the purpose of supporting public transportation in rural areas. Rural areas encompass all populations, not included within an urbanized area of 50,000 or more residents.
The funding being allocated to the City of Ridgecrest for Fiscal Year 2024 is totaled at One Hundred Sixty-Nine Thousand Two Hundred and Eighty-Nine Dollars ($169,289).
The Department of Transportation is authorized to make available grants to states through the Federal Transit Administration to support capital and operating assistance projects for public transportation systems under Section 5311 of the FTA. The California Department of Transportation has been designated by the Governor of the State of California to administer Section 5311 grants for transportation projects to rural transit and intercity buses. These grants aid in sustaining the maintenance of our public transportation fleet as well as covering costs for day-to-day operations.
The City of Ridgecrest Transit Division has previously used these funds for operational activities and will continue to use the funds for the Fiscal Year of 2024 for the same use.
The FTA is requesting that the City Manager name a designee to provide additional information in connection with the application of the 5311 projects and that the designee also be authorized to submit and approve request for reimbursements of funds. This designee needs to be named by title only and will be the Transit Services Coordinator.
FISCAL IMPACT: Provides $169,289 in federal funding for Transit operations.
ACTION REQUESTED: Adopt Resolution
CITY MANAGER’S RECOMMENDATION:
Submitted by: Christopher Smith, Transit Services Coordinator Action Date: May 15th, 2024 This Page Intentionally Left Blank
RESOLUTION NO. 24-Xx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIDGECREST AUTHORIZING: AN APPLICATION FOR FEDERAL FUNDING FOR FISCAL YEAR 2024 IN THE TOTAL AMOUNT
OF ONE HUNDRED SIXTY-NINE THOUSAND TWO HUNDRED AND EIGHTY-NINE DOLLARS ($169,289); AND THE CITY MANAGER TO SIGN AND FILE THE APPLICATION; AND
EXECUTE AND FILE ALL CERTIFICATION OF ASSURANCES, CONTRACTS OR AGREEMENTS; AND AUTHORIZING THE TRANSIT SERVICES COORDINATOR TO PROVIDE
ADDITIONAL INFORMATION IN CONNECTION WITH THE APPLICATION FOR THE SECTION 5311 PROJECT(S) AND SUBMIT AND APPROVE REQUESTS FOR REIMBURSEMENT OF FUNDS FROM THE DEPARTMENT FOR THE SECTION 5311 PROJECT(S) WHEREAS, the U. S. Department of Transportation is authorized to make grants to states through the Federal Transit Administration to support capital/operating assistance projects for non-urbanized public transportation systems under Section 5311 of the Federal Transit Act (FTA C 9040.1F and FTA C 9050.1); and,
WHEREAS, the California Department of Transportation (Department) has been designated by the Governor of the State of California to administer Section 5311 grants for transportation projects for the general public for the rural transit and intercity bus; and, WHEREAS, The City of Ridgecrest desires to apply for said financial assistance to permit operation of service/purchase of capital equipment in Kern County; and, WHEREAS, The City of Ridgecrest has, to the maximum extent feasible, coordinated with other transportation providers and users in the region (including social service agencies).
NOW, THEREFORE, BE IT RESOLVED AND ORDERED that the City Council of the City of Ridgecrest does hereby authorizes:
1) The City Manager to file and execute applications on behalf of with the Department to aid in the financing of capital projects and operating assistance projects pursuant to Section 5311 of the Federal Transit Act (FTA C 9040.1F and FTA C 9050.1), as amended. 2) The City Manager to execute and file all certification of assurances, contracts or agreements or any other document required by the Department.
3) The Transit Services Coordinator to provide additional information as the Department may require in connection with the application for the Section 5311 projects. 4) The Transit Services Coordinator to submit and approve request for reimbursement of funds from the Department for the Section 5311 project(s).
PASSED AND ADOPTED by the City Council of the City of Ridgecrest of Kern County, State of California, at a regular meeting of said Board held on May 15th, 2024 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_______________________________
Eric Bruen, Mayor
ATTEST:
__________________________________
Ricca Charlon, City Clerk
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6 This Page Intentionally Left Blank
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
SUBJECT: Initializing Staff To Prepare An Engineers Report For The Intent To Levy And Collection Of Assessments For Consolidated Landscape And Lighting District 2012-1 For Fiscal Year 2024/2025, Pursuant To The Provisions Of Part 2 Of Division 15 Of The California Streets And Highways Code; And The Announcement Of A Public Hearing On June 5, 2024 For The Proposed Assessment
PRESENTED BY: Travis Reed, Public Work Director
SUMMARY:
The items scheduled for consideration at this meeting will open the process and allow the City to levy assessments for Fiscal Year 24-25 through the Kern County Assessor-Recorder’s office for collection via property tax bills. Should the City Council conclude, staff will prepare a Draft Engineer’s Annual Levy Report, file said report with the City Clerk, and schedule a public hearing to receive comments from interested persons. The staff recommended date for the public hearing shall be June 5, 2024, in Council Chambers at 6 pm. Said hearing will discuss any recommended changes and items that are in need of amending.
NO ACTION SHOULD BE TAKEN ON THE RESOLUTION ORDERING THE MAINTENANCE OF EXISTING IMPROVEMENTS.
After the public hearing, staff will modify the report as directed and bring the matter back for final approval, tentatively set for June 19, 2024. The changes to the assessment must be concluded by July 9, 2024, to meet the final filing deadline with the Kern County AssessorRecorder’s office. A final resolution and adoption of the Engineers Annual Levy Report must be completed by August 9, 2024.
Staff recommends as Follows:
1. Conduct a public hearing on June 5, 2024 to receive oral statements and written comments concerning the City of Ridgecrest Consolidated Landscape and Lighting District 2012-1 for Fiscal Year 24-25.
2. Direct staff to complete the Draft Engineers Annual Levy Report prior to the public hearing so:
a. A draft budget by zone can be reviewed.
b. Any use of Landscape and Lighting District 2012-1 reserve fund can be identified. c. And, if necessary the supplemental amount from the City General Fund can be identified.
FISCAL IMPACT:
The estimated total budget cost for Fiscal Year 24-25 for all seven (7) zones of the District is $96,775.49. After the Reserve fund credits and interest earnings are applied to the budgets, the balance to levy is $82,680.55.
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
It is projected that at the end of the Fiscal Year 24-25 the districts other than Zone 3 (The Area Around Walmart) will continue to maintain a positive reserve fund balance, but it should be noted that Zone 1A (Tract 6740) requires a Reserve fund contribution of $2,732.88, and Zone 3 (Area around Walmart) requires a Reserve fund (City General Fund) contribution of $11,190.73, of which there is only $0.00 available in the reserve fund due to a council cap on specific parcels. Since there are not enough reserves to meet the needs of the zone a City General Fund contribution of $11,190.73 will be required. The cause of this is due to the 4 parcels in which Council set a base line fee of $100.00. Said Parcels are as follows: 343- 351-01, 343-351-02, 343-351-06 & 343-351-07. These Parcels will be charged $123.52 respectively when truly they should be charged around $1,656.00 (343-351-01, 343-351-02) and $1,668.42 (343-351-06 & 343-351-07).
An estimated detailed Contribution is shown Below:
Zone Item Cost
1A Levy Per EBU $400.43
Max Levy Per EBU $400.43
Total Benefit Units 67
Total Amount Levied $26,828.81
Total amount Required $29,561.69
Reserve Fund
(Contribution)/Collection
($2,732.88)
General Benefit
Contribution
($28.35)
Total amount collected
(Amount Required –
Reserve Contribution)
$26,828.81
Estimated Reserve Balance $24,495.49
Zone Item Cost
1B Levy Per EBU $194.17
Max Levy Per EBU $400.43
Total Benefit Units 46
Total Amount Levied $8,931.76
Total amount Required $8,931.76
Reserve Fund
(Contribution)/Collection
$1,500.00
General Benefit
Contribution
($9.45)
Total amount collected
(Amount Required –
Reserve Contribution)
$8,931.76
Estimated Reserve Balance $9,387.00
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
Zone Item Cost
1C Levy Per EBU $94.35
Max Levy Per EBU $400.43
Total Benefit Units 26.5
Total Amount Levied $2,500.28
Total amount Required $2,500.28
Reserve Fund
(Contribution)/Collection
$2,500.00
General Benefit
Contribution
($0.00)
Total amount collected
(Amount Required –
Reserve Contribution)
$2,500.28
Estimated Reserve Balance $8,469.00
Zone Item Cost
2 Levy Per EBU $1.38
Max Levy Per EBU $1.489
Total Benefit Units 23,271.49
Total Amount Levied $32,347.39
Total amount Required $32,347.39
Reserve Fund
(Contribution)/Collection
$2,700.00
General Benefit Contribution ($0.00)
Total amount collected
(Amount Required –
Reserve Contribution)
$32,218.61
Estimated Reserve Balance $28,772.00
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
Zone Item Cost
3 Levy Per EBU $1.158
Max Levy Per EBU $1.158
Total Benefit Units 6,997.30
Total Amount Levied $8,095.88
Total amount Required $19,286.61
Reserve Fund
(Contribution)/Collection
($11,190.73)
(Gen. Fund - $11,190.73)
General Benefit
Contribution
($0.00)
Total amount collected
(Amount Required –
Reserve Contribution)
$8,095.88
Estimated Reserve Balance ($16,747.25)
Zone Item Cost
4 Levy Per EBU $165.29
Max Levy Per EBU $180.528
Total Benefit Units 45
Total Amount Levied $7,438.23
Total amount Required $7,438.23
Reserve Fund
(Contribution)/Collection
$2,000.00
General Benefit
Contribution
($21.56)
Total amount collected
(Amount Required –
Reserve Contribution)
$7,438.23
Estimated Reserve Balance $5,253.00
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
Zone Item Cost
5 Levy Per EBU $163.46
Max Levy Per EBU $176.966
Total Benefit Units 40
Total Amount Levied $6,538.40
Total amount Required $6,538.40
Reserve Fund
(Contribution)/Collection
$1,000.00
General Benefit
Contribution
($23.52)
Total amount collected
(Amount Required –
Reserve Contribution)
$6,538.40
Estimated Reserve Balance $2,700.62
At this time Staff believes that the City General Fund Contribution will be $11,190.23.
ACTION REQUESTED:
1. Approve resolution to authorize a public hearing on June 5, 2024 to receive oral statements and written comments concerning the City of Ridgecrest Consolidated Landscape and Lighting District 2012-1 for Fiscal Year 24-25.
2. Direct staff to complete the Draft Engineers Annual Levy Report prior to the public hearing so:
a. A draft budget by zone can be reviewed.
b. Any use of Landscape and Lighting District 2012-1 reserve fund can be identified.
c. And, if necessary, the supplemental amount from the City General Fund can be identified.
CITY MANAGER’S RECOMMENDATION: Action as Requested
Submitted by: Travis Reed Action Date: May 15, 2024
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RESOLUTION NO. 24 - Xx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RIDGECREST, CALIFORNIA INITIALIZING STAFF TO PREPARE AN ENGINEER’S REPORT FOR THE INTENT TO LEVY AND COLLECTION
OF ASSESSMENTS FOR CONSOLIDATED LANDSCAPE AND
LIGHTING DISTRICT 2012-1 FOR FISCAL YEAR 2024/2025,
PURSUANT TO THE PROVISIONS OF PART 2 OF DIVISION 15 OF THE CALIFORNIA STREETS AND HIGHWAYS CODE; AND THE
ANNOUNACEMENT OF A PUBLIC HEARING ON JUNE 5, 2024 FOR
THE PROPOSED ASSESSMENT
The City Council of the City of Ridgecrest (hereafter referred to as the “City Council”) does resolve as follows:
WHEREAS, The City Council by previous Resolutions formed and levied annual assessments for the Consolidated Landscaping and Lighting District No. 2012-1 (hereafter referred to as the “District”), pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2, Division 15 of the California Streets and Highways Code (commencing with section 22500) (hereafter referred to as the “Act”); and,
WHEREAS, the Act provides the City Council the authority to annually levy and collect assessment for the District on the Kern County tax roll on behalf of the City of Ridgecrest to pay the maintenance and services of the improvements and facilities related thereto; and, WHEREAS, a public hearing must be held to declare the intention to levy and collect assessments, describe existing and proposed improvements, refer to the assessment district distinctively, indicate the general location of the district, refer to the report of the engineer to be filed with the clerk, give notice of the date, hour and place of the public hearing, as fixed by section 22625 of the provisions of the Landscaping and Lighting Act of 1972, Part 2, Division 15 of the California Streets and Highways Code, and stat whether the assessment is proposed to increase from the previous year; and,
WHEREAS, the City Council directs City staff to prepare and file an Engineer’s Annual Levy Report (hereafter referred to as the “Engineer’s Report”) with the City Clerk in accordance with the Act.
NOW, THEREFORE BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY COUNCIL FOR THE DISTRICT, PURSUANT TO CHAPTER 3, SECTION 22624 OF THE ACT, AS FOLLOWS:
Section 1: The above recitals are true and correct.
Section 2: The City Council hereby orders City staff to prepare and file with the City Clerk the preliminary Engineer’s Report concerning the levy of assessments for the District for the fiscal year commencing July 1, 2024, and ending June 30, 2025, in accordance with Chapter 3, Section 22622 of the Act.
Resolution 24-Xx Page 2 of 2
Section 3: The City Council of the City of Ridgecrest does hereby set the public hearing to declare the intention to levy and collect assessments, for June 5, 2024 at 6:00 pm in the City Council Chambers, approves the Notice of Public Hearing, and directs the City Clerk to publish the notice.
Section 4: The proposed improvements within the District include: turf, ground cover, shrubs and plants, natural vegetation, trees, irrigation and drainage systems, masonry walls or other fencing, hardscapes, monuments, and associated appurtenant facilities located in the public right-of-ways or landscape easements on the perimeter that have been dedicated to the City for maintenance. Lighting improvements may include, but are not limited to, electrical energy, lighting fixtures, poles, meters, conduits, electrical cable signalized intersections, and associated appurtenances with said improvements. The preliminary Engineer’s Report shall describe the improvements and any substantial changes in existing improvements.
Section 5: Assessments: The City Council hereby determines that to provide the improvements generally described in Section 3 of this resolution and to be detailed in the Engineer’s Report, it will be necessary to levy and collect assessments against all lots and parcels within the District, in which were not previously removed by resolution for fiscal year 2024/2025 and said assessments shall be outlined and described in the preliminary Engineer’s Report and imposed pursuant to the provisions of the Act and the California Constitution Article XIIID.
PASSED, APPROVED, AND ADOPTED this 15
th day of May, 2024.
Ayes:
Noes:
Absent:
Abstained:
__________________________________
Eric A. Bruen, Mayor of the
City of Ridgecrest, California
ATTEST:
_____________________________
Ricca Charlon, City Clerk of the
City of Ridgecrest, California
Page | i
City of Ridgecrest
Consolidated Engineer’s Report
City of Ridgecrest
Consolidated Landscaping and
Lighting District No. 2012-1
PRELIMINARY ENGINEER’S REPORT
FISCAL YEAR 2024/2025
Intent Meeting: May 15, 2024
Public Hearing: June 5, 2024
Adoption: June 19, 2024
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Consolidated Engineer’s Report
ENGINEER'S REPORT AFFIDAVIT
City of Ridgecrest
Consolidated Landscaping and Lighting District No. 2012-1 This Report describes the District and the relevant zones therein including the improvements, budgets, parcels and assessments to be levied for Fiscal Year 2023/2024 as they existed at the time of the passage of the Resolution of Intention.
Reference is hereby made to the Kern County Assessor’s maps for a detailed description of the lines and dimensions of parcels within the District. The undersigned respectfully submits the enclosed Report as directed by the City Council.
Dated this ____________ day of ______________, 2024.
By: ________________________________
Travis Reed, Deputy City Manager
R.C.E. # 93828
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Consolidated Engineer’s Report
TABLE OF CONTENTS
INTRODUCTION ..................................................................................................... 2 PART I — PLANS AND SPECIFICATIONS .......................................................... 3 Description of the District ............................................................................ 3 Improvements Authorized under the 1972 Act ........................................... 4 District Improvements .................................................................................. 6 Landscape Improvements ............................................................................ 6 Lighting Improvements .............................................................................. 13 PART II — METHOD OF APPORTIONMENT .......................................................16 Benefit Analysis ................................................................................................... 16 Special Benefit ..................................................................................................... 18 General Benefit ..................................................................................................... 18 Landscape General Benefit………………………………………………………….. 19
Lighting General Benefit……………………………………………………………... 20
Assessment Methodology .................................................................................. 22 Zones of Benefit ................................................................................................... 22 Equivalent Benefit Units ...................................................................................... 23 Summary of Equivalent Benefit Unit Assignments……………………………… 32 Allocation of Improvement Costs Zone 1, 1B, 1C, 4, & 5.................................. 33 Allocation of Improvement Costs Zone 2, 3, 4 & 5 ............................................ 33 Calculation of Assessments ................................................................................ 34 Assessment Range Formula ................................................................................ 36 PART III — DISTRICT BUDGETS ......................................................................... 38 PART IV — DISTRICT DIAGRAMS ....................................................................... 40 PART V — ASSESSMENT ROLL ......................................................................... 46 Page | 2
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Introduction
Pursuant to the provisions of the Landscape and Lighting Act of 1972, being Part 2 of Division 15 of the California Streets and Highways Code, commencing with Section 22500 (hereafter referred to as the “1972 Act”), and in compliance with the substantive and procedural requirements of Article XIIID of the California State Constitution (hereafter referred to as the “California Constitution”), the City Council of the City of Ridgecrest, County of Kern, State of California (hereafter referred to as “City”), annually levies and collects special assessments in order to provide annual maintenance for parks, landscaping and lighting improvements within the Consolidated Landscaping and Lighting District No. 2012-1 (hereafter referred to as the “District”). The District was formed through the consolidation of several individual landscaping and lighting maintenance Districts that previously existed within the City. The original District and subsequent annexations of various territories and developments to the Consolidated District are identified as separate Zones and Annexations (hereafter referred to jointly as “Zones”). The District and the Zones therein have been established and are levied annual assessments, pursuant to the “1972 Act”).
This Engineer’s Report (hereafter referred to as “Report”) has been prepared in connection with the levy and collection of annual assessments related thereto as required pursuant to Chapter 1, Article 4 of the 1972 Act.
The City Council will levy and collect annual assessments on the County tax roll for fiscal year 2024/2025, to provide funding for the ongoing costs and expenses required to service and maintain the street lighting and landscape improvements associated with the development of properties within each Zones and Annexations. The improvements to be provided by the District and the assessments described herein are made pursuant to the 1972 Act and the provisions of the California Constitution.
This Report describes the District, the improvements, and the assessments to be imposed upon properties in connection with the special benefits the properties receive from the maintenance and servicing of the District improvements. The assessments outlined in this Report represent an estimate of the annual direct expenditures, incidental expenses, and fund balances that will be necessary to maintain and service the improvements to be provided by the District. Said assessments are based on specific development plans and specifications for each Zone and Annexation. Said costs have been developed off of previous expenditures of the district The development plans and specifications for each Zone and Annexation and the associated improvements are on file in the Office of Public Works of the City of Ridgecrest and by reference these plans and specifications are made part of this Report.
The word “parcel,” for the purposes of this Report, refers to an individual property assigned its own Assessment Number (Assessor’s Parcel Number— “APN”) by the Kern County Assessor’s Office. The County Auditor/Controller uses Assessment Numbers and specific District Fund Numbers, to identify on the tax roll, properties assessed for special district assessments. Each parcel within the District will be assessed proportionately for only those improvements for which the parcel receives special benefit.
Each fiscal year, an annual engineer’s report for the District shall be prepared and presented to the City Council to address any changes to the District including any Page | 3
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annexations, changes to the improvements, budgets and assessments for that fiscal year. The City Council shall annually hold a noticed public hearing regarding these matters prior to approving and ordering the levy of assessments for the upcoming fiscal year.
Part I — Plans and Specifications
Description of the District
The 1972 Act allows various areas to be annexed into an existing district zone of benefit when the territory in the annexation receives substantially the same proportional special benefits from the improvements provided as other properties in the Zone or established as a separate Zone if the proportional special benefits from the improvements provided are different. The costs associated with the installation, maintenance, and servicing of the improvements may be assessed to those properties, which are benefited by the installation, maintenance, and servicing of such improvements.
Original District 2012-1
Zone 1: The territory within this Zone consists of the lots and parcels of land within Tract No. 6740. This was the original district formed in Fiscal Year 2012/2013, and is currently known as Zone 1. Tract 6740 is a residential subdivision consisting of sixty-seven (67) single-family residential homes, associated public rights-of-ways and easements as identified on the approved tract maps for Tract No. 6740. This residential tract is generally located on the west side of College Heights Boulevard, just north of Kendall Avenue and includes the residential streets designated as Del Rosa Drive, the south half ( ½ ) of Rain Shadow Court, Salt River Drive, Majestic Sky Court and Wild Thorne Drive.
Zone 1B: The territory within this Zone consists of the lots and parcels of land within Tract No. 6775 and is a residential subdivision that will consist of seventy-six (76) single family residential parcels at build-out. This residential tract is located on the west side of College Heights Boulevard adjacent to and north of the Tract 6740 and south of Tract 6700 and Springer Avenue. Tract 6775 was formed in Fiscal Year 2016/2017. Currently only phase 1 of construction has been completed. Phase 1 consists of 16 residential lots.
The remaining 60 lots are yet to be developed.
Zone 1C: The territory within this Zone consist of one parcel of land within Tract 6700 and is a residential subdivision that will consist of fifty-three (53) single-family residential parcels at build-out, along with a park and storm drain basin. Tract 6700 is located on the west side of College Heights Boulevard, south of Springer Avenue and north of the adjacent subdivision Tract 6775. Tract 6700 was formed in Fiscal Year 2016/2017. Annexation No. 2016-2
Zone 2 and 3: The territories in these Zones were formed in Fiscal Year 2017/2018 (also known as Annexation No. 2016-2) the zones comprise of Residential and Non-Residential mixed used development and totals approximately eighty-three acres (83.08 acres) of which includes:
36.75 acres that is zoned and identified by the City as “Planned Multi-Family Residential” properties including parcels 343-351-01 through 343-351-03 and 343- 351-06 through Page | 4
2024/2025 City of Ridgecrest
Consolidated Engineer’s Report
343-351-08;
5.86 acres that is identified as a “Vacant Non-Residential” property. This acreage being the portion of parcel 509-020-46 (14.32 acres) which is northeast College Heights Boulevard and northwest of Bataan Avenue. Parcel 509-020-46 is segregated into three lots by College Heights Boulevard and Bataan Avenue; 12.12 acres that is identified as “Developed Non-Residential” properties including parcels 509-020-21 and 509-020-22 located on the southwest corner of S. China Lake Boulevard and Bowman Road;
28.35 acres that is identified as “Developed Non-Residential” properties including parcels 343-351-34 and 343-351-35 (the 2016 Walmart project) located on the southeast corner of S. China Lake Boulevard and Bowman road.
Annexation No. 2019-1
Zone 4: The territory within this Zone was formed in Fiscal Year 2019/2020 (also known as Annexation No. 2019-1) and is currently comprised of forty-five (45) parcels totaling approximately twenty acres (19.67 acres). More commonly known as Tract 6908. It was previously identified on the Kern County Assessor’s Parcel Number (APN) Maps as Book 456, Page 010, Parcels 02, 03 and 08. These parcels are expected to build out this year into forty-five (45) assessable benefiting Single-Family Residential lots (45 residential units), plus various easements and streets within Tract 6908 which are not subject to assessment, including N. Harriet Street, Ocean Drive, Paradise Drive and Beach Court.
Annexation 2018-2
Zone 5: The territory within this Zone was formed in Fiscal Year 2017/2018 (also known as Annexation No. 2018-2) and consisted of one parcel of land within Tract 7188. The territory within District 2018-2 (Tract 7188) was previously comprised of fourteen acres (14.40 acres), identified on the Kern County Assessor’s Parcel Number (APN) Maps as Book 453, Page 040, Parcel 12. This tract map is expected to build out this year, and will be forty (40) assessed benefiting Single-Family Residential properties (40 residential units), plus various easements and streets within Tract 7188 which are not subject to an assessment, including Marbella Drive, Terra Bella Place, Via Flore Way, San Michele and Arroyo Street.
Improvements Authorized under the 1972 Act
As generally defined by the 1972 Act and may be applicable to the District, the improvements and associated assessments may include one or more of the following:
The installation or planting of landscaping;
The installation or construction of statuary, fountains, and other ornamental structures and facilities;
The installation or construction of public lighting facilities including, but not limited to street lights and traffic signals;
The installation or construction of any facilities which are appurtenant to any of the Page | 5
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foregoing or which are necessary or convenient for the maintenance or servicing thereof;
The installation of park or recreational improvements, including, but not limited to, all of the following:
Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
The acquisition of land for park, recreational, or open-space purposes or any existing improvement otherwise authorized pursuant to this section.
The maintenance or servicing, of any of the foregoing including the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement including but not limited to:
Repair, removal, or replacement of all or any part of any improvements; Grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, paving, water, irrigation, drainage, or electrical facilities;
Providing 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;
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 associated with the improvements including, but not limited to:
The costs of the report preparation, including plans, specifications, estimates, diagram, and assessment which can either be completed by city staff or a consultant;
The costs of printing and advertising, publishing, posting and mailing of notices; Compensation payable to the County for collection of assessments; Compensation of any engineer or attorney employed to render services; Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements;
Costs associated with any elections held for the approval of a new or increased assessment.
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District Improvements
The purpose of the District is to ensure the ongoing maintenance, operation and servicing of local landscaping and lighting improvements and amenities established or installed in connection with development of the properties within the District. The specific improvements to be maintained are identified in various plans and documents associated with the District, which are on file with the City and by reference these plans, and documents are made part of this Report. These improvements generally include street lighting within and adjacent to the tract and the various landscaped areas on the perimeter of this development including the public parkways and easements on the west side of College Heights Boulevard and the north side of Kendall Avenue.
Landscape Improvements
The landscape improvements for the District may include, but are not limited to turf, ground cover, shrubs and plants, natural vegetation, trees, irrigation and drainage systems, masonry walls or other fencing, hardscapes, monuments, and associated appurtenant facilities located in the public right of way and/or on dedicated park area. The maintenance and servicing of the improvements generally include, but are not limited to all materials, equipment, utilities, labor and incidental expenses including administrative expenses required for the annual operation of the District as well as the performance of periodic repairs, replacement and expanded maintenance activities as needed to provide for the growth, health, and beauty of landscaping and/or the proper operation and functioning of the irrigation and drainage systems as well as the related hardscape amenities including fencing and sidewalks within the public-rights-of-way, which have been dedicated to the City for maintenance.
Original District 2012-1
Zone 1
Tract No. 6740 landscape areas may include, but are not limited to, the parkway and entryway areas located on the west side of College Heights Boulevard between Kendall Avenue and the northern boundary of Tract 6740 and the north side of Kendall Avenue between College Heights Boulevard to Del Rosa Drive. The following is a general description of the landscape improvements planned for this District and for which properties may be assessed.
College Heights Boulevard: Approximately 5,450 square feet of landscaped area located on the west side of College Heights Boulevard from the northern boundary of Tract 6740 (Northeast Corner of Lot 1) south to Salt River Drive including the entryway landscaping at the corner of Salt River Drive, which is adjacent to Lot 33. Said improvements are strictly based on the original landscaping plan, and subsequent budgets have been tailored to meet the current criteria which is being maintained. The planned improvements that were utilized for the establishment of this Zone Include, but are not limited to the following:
1,485 square feet of landscaped area in the street right-of-way; 1,826 square feet of landscaped easement associated with Lot 1; 613 square feet of landscaped easement associated with Lot 2; 1,526 square feet of landscaped easement associated with Lot 33; Page | 7
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15 Trees;
207 Shrubs;
25 vines attached to the masonry wall;
313 linear feet of masonry wall;
2,058 square feet of sidewalk area; and
The drip irrigation system for these landscaped areas.
Approximately 3,982 square feet of landscaped area located on the west side of College Heights Boulevard from Salt River Drive south to Kendall Avenue including the entryway landscaping at the corners of Salt River Drive (adjacent to Lot 34) and Kendall Avenue (adjacent to Lot 61). Said improvements are strictly based on the original landscaping plan, and subsequent budgets have been tailored to meet the current criteria which is being maintained. The planned improvements that were utilized for the establishment of this Zone Include, but are not limited to the following:
2,850 square feet of landscaped area in the street right-of-way; 76 square feet of landscaped easement associated with Lot 34; 38 square feet of landscaped easement associated with Lot 59; 1,018 square feet of landscaped easement associated with Lot 60; 15 Trees;
128 Shrubs;
34 vines attached to the masonry wall;
449 linear feet of masonry wall;
1 metal gate;
2,916 square feet of sidewalk area; and
The drip irrigation system for these landscaped areas.
Kendall Avenue: Approximately 1,480 square feet of landscaped area located on the north side of Kendall Avenue between College Heights Boulevard (adjacent to Lot 62) to Wild Thorne Drive including the entryway landscaping at the corner of Wild Thorne Drive (adjacent to Lot 67). Said improvements are strictly based on the original landscaping plan, and subsequent budgets have been tailored to meet the current criteria which is being maintained. The planned improvements that were utilized for the establishment of this Zone Include, but are not limited to the following:
1,310 square feet of landscaped area in the street right-of-way; 170 square feet of landscaped easement associated with Lot 67 at the corner of Wild Thorne Drive;
2 Trees;
122 Shrubs;
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47 vines attached to the masonry wall;
561 linear feet of masonry wall;
3,486 square feet of sidewalk area; and
The drip irrigation system for these landscaped areas.
Approximately 1,243 square feet of landscaped area located on the north side of Kendall Avenue between Wild Thorne Drive and Del Rosa Street including the entryway landscaping and easements at the corners of Wild Thorne Drive (adjacent to Lot 50) and Del Rosa Street (adjacent to Lot 49). Said improvements are strictly based on the original landscaping plan, and subsequent budgets have been tailored to meet the current criteria which is being maintained. The planned improvements that were utilized for the establishment of this Zone Include, but are not limited to the following:
1,243 square feet of landscaped area in the street right-of-way; 5 Trees;
69 Shrubs;
15 vines attached to the masonry wall;
186 linear feet of masonry wall;
1,530 square feet of sidewalk area; and
The drip irrigation system for these landscaped areas.
Zone 1B (Tract 6775) & 1C (Tract 6700)
Approximately 29,185 square feet of park area located within Tract 6700, including but not limited to various park facilities and equipment, landscaping and irrigation system.; Approximately 49,600 square feet of minimally landscaped drainage basin/sump area located within Tract 6700 adjacent to the park area. (This drainage basin/sump area is primarily funded through the Drainage Benefit Assessment District No. 2016-1, but the landscape improvements associated with this facility may in part be funded by the assessments for this District);
Approximately 15,035 square feet of landscaped area (14’ foot wide landscape easement) located on the west side of College Heights Boulevard from the northern boundary of Tract 6740 (Northeast Corner of Lot 1) north to Springer Avenue; Approximately 5,015 square feet of landscaped area located on the south side of Springer Avenue between College Heights Boulevard and the western boundary of Tract 6700; The landscaping to be installed along College Heights Boulevard and Springer Avenue will be drought tolerant landscaping;
Any other landscaping facilities on the streets surrounding or adjacent to 6700 and 6775 identified in the final development plans.
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Annexation No. 2016-2
In order to establish an appropriate special benefit nexus between the improvements and services provided and the benefits to specific properties, two new Zones were established within the District as part of the annexation of parcels within Annexation No. 2016-2 (Zone 02 and Zone 03). Although most of the improvements associated with Annexation No. 2016-2, benefit and are proportionately shared by each of the parcels within Annexation No. 2016-2 depending on their proximity to the improvements, the new traffic signal being installed on E. Bowman Road between S. China Lake Boulevard and Silver Ridge Street as well as the street lights on S. Silver Ridge Street, are being installed and will be operated and maintained specifically for the 2016 Walmart project within Annexation No. 2016-2. Therefore, in order to address the difference in proportional special benefits, the two parcels that comprise the new Walmart are identified as Zone 02 and the remaining parcels within Annexation No. 2016-2 are identified as Zone 03.
Zone 2
Comprises that portion of the parcels within Annexation No. 2016-2 identified as:
The 2016 Walmart development, which includes Assessor’s Parcel Numbers 343-351-34 and 343-351-35. The parcels within this zone receive special benefit and are proportionately assessed in whole or in part for improvements that include, but are not limited to the following:
Approximately 16,620 square feet of median island improvements (a single median island) located on S. China Lake Boulevard between College Heights Boulevard and Bowman Road. These median island improvements include approximately 2,855 square feet of landscaping (irrigated trees and shrubs) and 13,765 square feet of hardscape surfaces. These improvements are proportionately shared by each of the parcels that has street frontage on S. China Lake Boulevard that are part of Annexation No. 2016-2 (Zone 02 and parcels 509-020-21, 509-020-22 and 509-020- 46 within Zone 03); Approximately 4,595 square feet of perimeter/shared parkway landscaping located between the street and drainage channel on the north side of W. Bowman Road, located west of S. China Lake Boulevard to a point approximately 920 feet west of S.
China Lake Boulevard. These improvements are proportionately shared by each of the parcels that has street frontage on W. Bowman Road that are part of Annexation No. 2016-2 (parcels 509-020-21 and 509-020-22 within Zone 03); Approximately 24,430 square feet of perimeter/shared parkway landscaping located between the street and drainage channel on the north side of E. Bowman Road, between S. China Lake Boulevard and Sunland Street. These improvements are proportionately shared by each of the parcels that has street frontage on E. Bowman Road that are part of Annexation No. 2016-2 (Zone 02 and parcels 343-351-01, 343- 351-02, 343-351-03, 343-351-06, 343-351-07, and 343-351-08 within Zone 03); Approximately 8,285 square feet of median island landscaping (two median islands with irrigated trees and gravel) located on E. Bowman Road, between S. China Lake Boulevard and Silver Ridge Street. These improvements are proportionately shared by each of the parcels that has street frontage on E. Bowman Road that are part of Annexation No. 2016-2 (Zone 02 and parcels 343-351-01, 343-351-02, 343-351-03, 343-351-06, 343-351-07, and 343-351-08 within Zone 03); Page | 10
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Zone 3
Comprises that portion of the parcels within Annexation No. 2016-2 identified as:
The non-residential parcels and/or undeveloped properties within Annexation No. 2016- 2 that have frontage along S. China Lake Boulevard. These Zone 03 parcels are identified as Assessor’s Parcel Numbers 509-020-21, 509-020-22, and a portion of 509-020-46 (that portion of parcel 509-020-46 which is located northeast of College Heights Boulevard and northwest of E. Bataan Avenue).
The undeveloped properties (future multi-family residential parcels) within Annexation No. 2016-2, that are south of E. Bowman Road (excluding the 2015 Walmart development Zone 02). These parcels are identified as Assessor’s Parcel Numbers 343-351-01, 343- 351-02, 343-351-03, 343-351-06, 343-351-07, and 343-351-08.
The parcels within Zone 03 receive special benefit and are proportionately assessed in whole or in part for improvements that include, but are not limited to the following:
Approximately 16,620 square feet of median island improvements (a single median island) located on S. China Lake Boulevard between College Heights Boulevard and Bowman Road. These median island improvements include approximately 2,855 square feet of landscaping (irrigated trees and shrubs) and 13,765 square feet of hardscape surfaces. These improvements are proportionately shared by each of the parcels that has street frontage on S. China Lake Boulevard that are part of Annexation No. 2016-2 (Zone 02 and parcels 509-020-21, 509-020-22 and 509-020- 46 within Zone 03); Approximately 4,595 square feet of perimeter/shared parkway landscaping located between the street and drainage channel on the north side of W. Bowman Road, located west of S. China Lake Boulevard to a point approximately 920 feet west of S.
China Lake Boulevard. These improvements are proportionately shared by each of the parcels that has street frontage on W. Bowman Road that are part of Annexation No. 2016-2 (parcels 509-020-21 and 509-020-22 within Zone 03); Approximately 24,430 square feet of perimeter/shared parkway landscaping located between the street and drainage channel on the north side of E. Bowman Road, between S. China Lake Boulevard and Sunland Street. These improvements are proportionately shared by each of the parcels that has street frontage on E. Bowman Road that are part of Annexation No. 2016-2 (Zone 02 and parcels 343-351-01, 343- 351-02, 343-351-03, 343-351-06, 343-351-07, and 343-351-08 within Zone 03); Approximately 8,285 square feet of median island landscaping (two median islands with irrigated trees and gravel) located on E. Bowman Road, between S. China Lake Boulevard and Silver Ridge Street. These improvements are proportionately shared by each of the parcels that has street frontage on E. Bowman Road that are part of Annexation No. 2016-2 (Zone 02 and parcels 343-351-01, 343-351-02, 343-351-03, 343-351-06, 343-351-07, and 343-351-08 within Zone 03).
In 2019 City Council passed resolution 19-21 which enacted a maximum assessment of $100.00 for parcels 343-351-01, 343-351-02, 343-351-06, and 343-351-07, and a maximum assessment of
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$0.00 for parcels 343-351-08 and 343-351-03. This resolution is considered a cap on the assessment for the above mentioned parcels and calculations in this report assume the continuation of these imposed maximums. Due to the nature of the Act, the remaining parcels cannot be further levied to make up the uncollected difference and thus this fund must either be subsidized by the City General Fund or the reserve account which has been established for the district.
Annexation 2019-1
Zone 4
Comprises that portion of the parcels within Annexation 2019-1 (Tract 6908) and is currently forty-five (45) parcels totaling approximately twenty acres (19.67 acres). Previously, Annexation 2109-1 (Tract 6908) was comprised of three (3) parcels total. identified on the Kern County Assessor’s Parcel Number (APN) Maps as Book 456, Page 010, Parcels 02, 03 and 08. These parcels, now build out, are forty-five (45) assessed benefiting SingleFamily Residential lots (45 residential units), plus various easements and streets within Tract 6908 which are not subject to assessment, including N. Harriet Street, Ocean Drive, Paradise Drive and Beach Court. Parcels 456-010-02/03/08 shall no longer be assessed.
The landscaping improvements associated within Zone 04 are considered local improvements installed specifically in connection with the development of properties within Tract 6908 but may also include existing improvements that would otherwise be required or necessary for the development of properties to their full and best use.
The landscaping improvements for Zone 04 to be funded in whole or in part by the assessments, per original plan incorporate approximately 8,600 square feet of parkway landscaping area and 6,890 square feet of minimally landscaped drainage basin/sump area which collectively may include, but is not limited to: shrubs and plants; trees; ground cover (both hardscape and vegetation); an irrigation system; adjacent masonry walls or other fencing and sidewalks; entryway monuments or other ornamental structures and signs; and associated appurtenant facilities.
Currently after Tract revisions the basin/sump was redacted as a requirement and a Single family residence will be constructed. The Parkway landscaping along W. Drummond Ave. will be comprised of a mixture of decomposed granite and landscape rock consistent with a desert landscape and not requiring the use of water, improvements are more specifically identified below:
The parkway landscaping behind the sidewalk on the south side of Drummond Avenue from the eastern boundary of Tract 6908 (being the western lot line of parcel 456-010- 04) to N. Harriet Street, including the corner parkway return area behind the sidewalk on the southeast corner of Drummond Avenue and N. Harriet Street adjacent to the northwest lot line of Tract 6908 Lot 1. (Approximately 590 square feet); Page | 12
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The parkway landscaping behind the sidewalk on the south side of Drummond Avenue between N. Harriet Street and N. Inyo Street. This landscaping area includes the corner parkway return areas behind the sidewalk on the southwest corner of Drummond Avenue and N. Harriet Street adjacent to the northeast lot line of Tract 6908 Lot 46 and the southeast corner of Drummond Avenue and N. Inyo Street adjacent to the northwest lot line of Tract 6908 Lot 36. (Approximately 4,535 square feet); The parkway landscaping behind the sidewalk on the east side of N. Inyo Street adjacent to Tract 6908, from the corner parkway return area at N. Inyo Street to where N. Inyo Street turns into Windy Lynn Avenue. This area is adjacent to the west and northwest lot lines of Lots 36, 35, and 34 within Tract 6908. (Approximately 650 square feet of landscaped area).
The maintenance and servicing of the landscaping improvements described above may include, but is not limited to the weed and graffiti abatement; as well as the installation, replacement and rehabilitation of the landscaping, repair or replacement of hardscape improvements and other related amenities. The planned improvements to be maintained as part of Zone No. 04 of the Consolidated District, exclude the fencing adjacent to the landscape areas and any street signage, ornamental lighting, or monument signs within or adjacent to the landscape areas.
The City’s Public Works Department is currently responsible for overseeing the ongoing maintenance, servicing, and operation of the landscaping improvements within the Consolidated District and shall authorize and schedule such maintenance and servicing as need, based on available funding for the above mentioned landscaped portions only.
Annexation 2018-2
Zone 5
Comprises that portion of the parcels within Annexation 2018-2 (Tract 7188), previously, a single parcel totaling approximately fourteen acres (14.40 acres), identified on the Kern County Assessor’s Parcel Number (APN) Maps as Book 453, Page 040, Parcel 12. This parcel, now built out will be forty (40) assessed benefiting Single-Family Residential properties (40 residential units), plus various easements and streets within Tract 7188 which are not subject to an assessment, including Marbella Drive, Terra Bella Place, Via Flore Way, San Michele and Arroyo Street.
The landscaping improvements associated within Zone 05 are considered local improvements installed specifically in connection with the development of properties within Tract 7188 but may also include existing improvements that would otherwise be required or necessary for the development of properties to their full and best use. The landscaping improvements for Zone 05 to be funded in whole or in part by the assessments incorporate approximately 7,460 square feet of non-irrigated, natural (hardscape) parkway area between the curb and masonry wall along the perimeter of the development incorporating the following:
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The parkway area behind the sidewalk on the north side of Drummond Avenue from Arroyo Street (the eastern boundary of Tract 7188) to Mahan Street (the western boundary of Tract 7188), including the corner parkway return areas behind the sidewalk at the corners of Drummond Avenue and Mahan Street, and Drummond Avenue and Arroyo Street. (Approximately 3,005 square feet of parkway area);
The parkway area behind the sidewalk on the east side of Mahan Street from Drummond Avenue (the southern boundary of Tract 7188), north to the northern boundary of Tract 7188, which is also the southern boundary of Tract 6133. (Approximately 4,455 square feet of parkway area);
The maintenance and servicing of the landscaping improvements described above may include, but is not limited to the regularly scheduled pest/vector control, weed and graffiti abatement; as well as the installation, replacement and rehabilitation of the parkway surface area.
The City’s Public Works Department is currently responsible for overseeing the ongoing maintenance, servicing, and operation of the landscaping improvements within the Consolidated District and shall authorize and schedule such maintenance and servicing as need, based on available funding for the above mentioned areas only.
Lighting Improvements
The various lighting improvements that are funded by assessments may include, but are not limited to: electrical energy, lighting fixtures, poles, meters, conduits, electrical cable and associated appurtenant facilities associated with the street lights. Maintenance, operation, and servicing of these lighting improvements may include, but is not limited to the furnishing of electric current or other illuminating agent; as needed maintenance, repair, and replacement of worn out electrical components and light fixtures, including bulbs, ballasts, photoelectric cells, meters, electrical cables; repair or replacement of damaged poles, ground wires, and conduits caused by accidents, vandalism, time, and weather; and monitoring of the Underground Service Alert (USA) network to prevent damage by excavation.
Original District 2012-1
Zone 1, 1B & 1C
Public street lighting improvements to be funded by the District assessments may include, but are not limited to, electrical energy, lighting fixtures, poles, meters, conduits, electrical cable and associated appurtenant facilities including, but not limited to:
Sixteen (16) street lights located within Tract No. 6740 including:
4 lights on the south side of Rain Shadow Court
3 lights on the north side of Salt River Drive
2 lights on either side of Wild Thorne Drive
3 lights on either side of Majestic Sky Court
4 lights on the east side of Del Rosa Street
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Ten (10) street lights on the perimeter of Tract No. 6740 including:
4 lights on the north side Kendall Street
6 lights on the west side of College Heights Boulevard Any other public lighting facilities on the streets surrounding or adjacent to Tract No. 6740 including future traffic signals that may be deemed necessary or desired for the safe ingress or egress to the properties within the District.
Zone 1B (Tract 6775) & 1C (Tract 6700)
It is estimated that there will be approximately thirty-two (32) street lights located within Tracts 6700 and 6775 and eighteen (18) street lights on the perimeter of the two tracts along College Heights Boulevard and Springer Avenue.
Any other public lighting facilities on the streets surrounding or adjacent to Tracts 6740, 6700 and 6775 including future traffic signals that may be deemed necessary or desired for the safe ingress or egress to the properties within the District.
Annexation 2016-2
Zone 2
Eighteen (18) LS-1 street lights (perimeter/shared street lights) located on E. Bowman Road, W . Bowman R o a d , a n d S . China L a k e B o u l e v a r d . These l i g h t s a r e proportionately shared by each of the parcels within Annexation No. 2016-2 (Zone 02 and Zone 03). These eighteen street lights include six (6) street lights on S. China Lake Boulevard, two (2) street lights on E. Bowman Road, and ten (10) street lights on W. Bowman Road;
Five (5) LS-1 street lights (development specific street lights) located on the west side of Silver Ridge Street, south of E. Bowman Road. These street lights are specifically for the 2015 Walmart development and only these two parcels (343-351-34 and 343- 351- 35) within Annexation No. 2016-2 (Zone 02) receive special benefit and are proportionately assessed;
Two traffic signals; one located on Bowman Road, between S. China Lake Boulevard and Sunland Street. This traffic signal and related traffic safety lights is specifically for accessing the 2015 Walmart development, and only these two parcels (343-351- 34 and 343-351-35) within Annexation No. 2016-2 (Zone 02) receive special benefit and are proportionately assessed. The other located on Bowman Road, at the intersections of S> China Lake Boulevard. This traffic signal was installed with the 2015 Walmart Development and provides a proportional benefit to both Zone 2 and Zone 3.
Zone 3
Eighteen (18) LS-1 street lights (perimeter/shared street lights) located on E. Bowman Road, W . Bowman R o a d , a n d S . China L a k e B o u l e v a r d . These l i g h t s a r e proportionately shared by each of the parcels within Annexation No. 2016-2 (Zone 02 and Zone 03). These eighteen street lights include six (6) street lights on S. China Lake Boulevard, two (2) street lights on E. Bowman Road, and ten (10) street lights on W. Bowman Road.
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Annexation 2019-1
Zone 4
The lighting improvements associated within Zone 04 are identified as local street lighting improvements installed specifically in connection with the development of properties within Tract 6908 (Annexation 2019-1) which includes, but is not limited to:
Five (5) internal residential streetlights on the streets within Tract 6908 located on Ocean Drive, Paradise Drive and Beach Court; and,
Six (6) perimeter streetlights that are adjacent to the development, including two lights on the south side
Annexation 2018-2
Zone 5
The lighting improvements associated within Zone 05 are identified as local street lighting improvements installed specifically in connection with the development of properties within Tract 7188 (Annexation 2018-2) which includes, but is not limited to:
Eight (8) internal residential streetlights located on Marbella Drive, Terra Bella Place, Via Flore Way, San Michele and the west side of Arroyo Street; and, Four (4) perimeter streetlights that are adjacent to the development, including two lights on the north side of Drummond Avenue, one light at the northeast corner of Drummond Avenue and Mahan Street, and one streetlights on the east side of Mahan Street.
Excluded Improvements
Improvements that are not a part of the District include privately owned street lights and landscaping improvements located on private property and/or areas designated as Homeowner Association or Business Association properties or easements. Such improvements and facilities including street trees shall be provided and maintained by the individual property owners, property management group or association established in connection with the development of properties within the Consolidated District.
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Part II — Method of Apportionment
Based on the provisions of the 1972 Act and the California Constitution, this section of the Report summarizes an analysis of the benefits associated with the improvements and services to be provided by the District (both general and special); the resulting District structure (zones of benefit); the formulas used to calculate each parcel’s proportional special benefit and assessment obligation based on the entirety of the cost to provide the improvements (method of assessment); and the establishment of an inflationary formula for such assessments to address anticipated cost increases due to inflation (assessment range formula).
Benefit Analysis
The 1972 Act permits the establishment of assessment District by agencies for the purpose of providing certain public improvements, which include but are not limited to the construction, maintenance, operation, and servicing of landscape improvements, public street lighting and appurtenant facilities. The 1972 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements.”
In conjunction with the provisions of the 1972 Act, the California Constitution Article XIIID addresses several key criteria for the levy of assessments, notably:
Article XIIID Section 2d defines District as:
“District means an area determined by an agency to contain all parcels which will receive a special benefit from a proposed public improvement or property-related service”; Article XIIID Section 2i defines Special Benefit as:
“Special benefit” means a particular and distinct benefit over and above general benefits conferred on real property located in the district or to the public at large.
General enhancement of property value does not constitute “special benefit.” Article XIIID Section 4a defines proportional special benefit assessments as:
“An agency which proposes to levy an assessment shall identify all parcels which will have a special benefit conferred upon them and upon which an assessment will be imposed. The proportionate special benefit derived by each identified parcel shall be determined in relationship to the entirety of the capital cost of a public improvement, the maintenance and operation expenses of a public improvement, or the cost of the property related service being provided. No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel.”
Each of the District’ improvements and the associated costs to maintain and service those improvements have been reviewed, identified and allocated to properties within the District based on special benefit pursuant to the provisions of the California Constitution and 1972 Act. The local improvements provided by the District and for which properties will be assessed have been identified as necessary, desired and required for the orderly Page | 17
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development of the properties within each Zone to their full potential, consistent with the development plans and applicable portions of the City’s General Plan. As such, these particular improvements are clearly the direct result of developing each of the individual lots and parcels within the District and although the improvements are within the public rightsof-way or dedicated easements, the financial obligation to support and maintain such improvements would be necessary and required of the individual property owners either directly or through an association if the District were not established. Clearly these local improvements and the long-term maintenance and servicing of those improvements directly affect each property and provide shared special benefits including, but not limited to:
enhanced property safety (protection and access) from local street lights within and adjacent to the development;
enhanced property and neighborhood appearance (esthetics) resulting from wellmaintained landscaped areas, graffiti and debris control on the perimeter and entryways to the development; and,
the long term economic and environmental advantages to properties including the enhanced presentation and marketability of properties that have such improvements, expanded green space and trees which reduce traffic noise and dust, and the long-term cost-efficiency of services being provided by the City (economy of scale) as well as the regulatory restrictions on future cost increases.
Based on the parameters of special benefit as outlined by the Constitution, general benefit may be described as an overall and similar benefit to the public in general resulting from the improvements, activity or service to be provided for which an assessment is levied.
Although the District improvements are located on public streets that are visible to the general public, it is clear that the ongoing maintenance of these improvements are only necessary for the appearance, safety and advantage of the properties within the District and are not required nor necessarily desired by any properties outside the District’ boundary. As the improvements and the services to be provided are specific to the development and properties within the District’ boundaries and these improvements and services do not extend beyond the District’ boundaries (The District encompasses all properties receiving special benefits), any access or proximity to these improvements by other nearby properties or developments would be considered incidental and the potential general benefits to the public at large are considered intangible. Therefore, it has been determined that these District’ improvements provide no measurable or quantifiable general benefit to properties outside the District or to the public at large.
The method of apportionment (method of assessment) established herein is based on the premise that each assessed property receives special benefits from the improvements, services and activities to be funded by such assessments, and the assessment obligation for each parcel reflects that parcel’s proportional special benefits as compared to other properties that receive special benefits as outlined in the preceding definitions established in the California Constitution. The assessment revenues to be collected for the District provide a means by which property owners can collectively and effectively fund the cost of shared local improvements that directly impact their property. The District assessments will support the operation and maintenance of the District improvements and shall be used for only that purpose, consistent with the intent of the Act and the Constitution.
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Special Benefit
The ongoing maintenance of landscaped areas within the District provide aesthetic benefits to the properties within each respective Zone and a more pleasant environment to walk, drive, live, and work. The primary function of these landscape improvements and related amenities is to serve as an aesthetically pleasing enhancement and green space for the benefit of the immediately surrounding properties and developments for which the improvements were constructed and installed and/or were facilitated by the development or potential development of properties within the Zones. These improvements are an integral part of the physical environment associated with the parcels in each Zone and while some of these improvements may in part be visible to properties outside the Zone, collectively if these Zone improvements are not properly maintained, it is the parcels within the Zone that would be aesthetically burdened. Additionally, the street landscaping in these Zones serve as a pleasant aesthetic amenity that enhances the approach to the parcels and in many cases, serve as both a physical buffer as well as a sound reduction buffer between the roadways and the properties in the District. Likewise, the landscaped areas in various Zones may include landscaped parks, green spaces, slopes, or trails that provide visually pleasing open space areas that serve as an extension of the physical attributes of the parcels assessed, such as their front or rear yards and may also provide a greater opportunity for recreation. As a result, the maintenance of these landscaped improvements provides particular and distinct benefits to the properties and developments within each Zone.
Likewise, street lighting in the District is primarily useful for illuminating the streets that provide access to the properties in the District as well as the sidewalks and parking lanes associated with those properties. While it is recognized that both street lights and traffic signals serve in part to enhance traffic safety, installation and construction of these improvements are for the most part, required by the development of properties within the District and these improvements provide three main special benefits to those properties: (I) property security benefit, (ii) pedestrian safety benefit, and (iii) parkway/roadway access benefit.
Furthermore, because traffic circulation in the City is largely the result of local traffic to and from these properties by the property owners and guests, it is reasonable to assume that these properties derive a particular and distinct benefit from the street lights and traffic signals that support the safe access to the properties and essentially all pedestrians and parking vehicles in the lit areas will, after dark, be directly associated with the assessed properties. As a result, the maintenance of these lighting improvements is a particular and distinct benefit to the properties and developments within each Zone.
Collectively these landscaping and lighting improvements and related assessments enhance the security, overall use, presentation and marketability of the properties, and ensure the long-term cost-efficiency of services that is obtained through the City provided maintenance (economy of scale), and the regulatory restrictions on future cost increases.
General Benefit
Landscaping General Benefit
In reviewing the location and extent of the specific landscaped areas and improvements to be funded by the District assessments and the proximity and relationship to properties to be assessed, it is evident these improvements were primarily installed in connection with the development of properties or are improvements that would otherwise be shared by and Page | 19
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required for development of those properties. Although the District improvements are located on public streets that are typically visible and/or accessible to the general public, it is evident that the ongoing maintenance of these improvements are only necessary for the appearance and advantage of the properties within the District that are directly associated with those improvements and these improvements (particularly the level of maintenance and servicing) are not required nor necessarily desired by any properties outside the District and various Zone boundaries. It is also evident that the maintenance of improvements and the level of maintenance provided has a direct and particular impact (special benefit) only on those properties in proximity to those improvements and such maintenance beyond that which is required to ensure the safety and protection of the general public and property in general, has limited (if any) indirect or incidental benefit to the public at large or properties outside each respective Zone which is difficult to quantify.
In the absence of a special funding Zone, the City’s maintenance of these improvements would for the most part, be limited to tree management, weed abatement, rodent control, and erosion control services for the various landscape areas. This basic or baseline level of service would typically provide for periodic servicing of these areas on an as-needed basis.
This baseline level of service would provide for public safety and essential property protection to avoid negative impacts on adjacent roadways and vehicles traveling on those roadways and potential property damage but results in a far less visually pleasing environment than is created with the enhanced levels of services associated with the regular landscape maintenance that can be provided through the District assessments.
On average, the cost to provide this baseline level of service for most landscape areas is estimated to be less than $700 per acre (approximately $0.0161 per square foot). This baseline service cost per square foot represents less than four percent (4%) of the overall cost per square foot to operate, maintain and service most landscape areas.
In addition to the general benefit identified above, it is recognized that there are indirect or incidental general benefits to properties within the District as well as the general public that are associated with regular landscape maintenance services, including:
Minimization of dust and debris; and
Decreased potential water runoff from both properties and the landscaped areas.
Although these types of benefits might best be characterized as indirect consequences of the special benefit of the landscape maintenance provided to parcels served by the District, for the purposes of calculating proportional benefits, we assume these types of benefits to be general benefits, albeit general benefits that are extremely difficult to quantify. We estimate that the costs associated with these indirect benefits do not exceed one percent (1%) of the annual m a i n t e n a n c e expenditures for t h e landscaping improvements.
Together with the baseline general benefit costs and the indirect/incidental general benefit costs identified above, it is reasonable to conclude that the overall general benefit costs associated with the District’ landscape improvements are less than five percent (5%) of the regular annual maintenance expenditures. These general benefit costs shall be excluded from the special benefit assessment funding and not assessed to the parcels within the District. The calculated general benefit for landscaping improvements is identified in the budgets for Page | 20
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each Zone (Part III of this Report).
Lighting General Benefit
In reviewing the location and extent of the specific lighting improvements (Perimeter/Shared Street Lights, Residential Street Lights, Development Specific Street Lights, and Traffic Signals) to be funded by District assessments and the proximity and relationship to properties to be assessed, like the landscaping improvements it is evident these improvements were primarily installed in connection with the development of the properties within the District or are lighting improvements that would otherwise be shared by and required for the development of those properties. It is also evident that the maintenance and servicing of these improvements has a direct and particular impact (special benefit) on those properties in proximity to those street lighting improvements and these street lighting improvements in most cases are lighting improvements that exceed what would otherwise be required for traffic circulation or to ensure the safety and protection of the general public and property in general.
Because these District lighting improvements are directly associated with the development or anticipated development of the properties within each respective District Zone and clearly provide a special benefit to those properties that is not shared by all properties in the City, it is certainly reasonable to conclude that the maintenance and operation of these improvements is largely if not entirely a special benefit to those properties to be assessed.
Based on the special benefits previously identified for street lights, it is apparent that within residential developments (Zone 01), the internal street lights (“Residential Street Lights”) were installed solely for the use and benefit of those specific residential properties and there is no quantifiable general benefit to other properties or to the public at large. However, based on a review of several residential developments within the City (including the developments in Zone 01), it is estimated that about thirty to forty percent (30% to 40%) of the total street lights associated with these residential developments are located on the perimeter of those developments and/or the collector streets shared by those developments. While most of these perimeter lights were clearly installed in connection with the development of those residential properties, it is reasonable to conclude that these particular lights (perimeter street lights) not only provide a special benefit to the properties in the adjacent developments but may also enhance general nighttime traffic safety and circulation for other properties and the general public. Based on various traffic circulation studies and related data, it is estimated that less than fifteen percent (15%) of these perimeter and collector street lights and associated costs, would be required in less concentrated development areas. Therefore, it has been determined that the general benefit related to the overall operation and maintenance of the street lights for residential developments is no more than six percent (6%) of the street light operating costs for residential developments (15% of the 40% of the total street lights). However, to ensure that no parcel is assessed for more than its proportional special benefit for residential street lighting, the City will contribute for general benefit a n a m o u n t e q u a l t o t e n p e r ce nt ( 10%) o f t h e b u d g e t e d r e g u la r a n n u a l maintenance expenditures (maintenance and energy costs). These general benefit costs shall be excluded from the special benefit assessment funding and not assessed to the parcels within the District.
In regards to street lighting within Zones that have streets that are generally considered primary streets (Zone 02 and Zone 03), similar to the street lights located on the perimeter and collector streets in and around the residential developments of Zone 01, it is certainly Page | 21
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reasonable to recognize that the street lights on these primary streets within Zone 02 and Zone 03 provide a measure of general benefit to the public and to properties in general resulting from nighttime traffic safety and circulation on these primary streets. The American National Standard Practice for Roadway Lighting and various related traffic and street lighting studies suggest that over ninety percent (90%) of the street lights installed on primary streets in urban areas are directly the result of property development (both residential and non-residential development). In turn these developments increase traffic circulation and ultimately dictate the type of lighting, spacing and number of lights required and without such development, both the need and quantity of those lights would be dramatically reduced. Similar to the perimeter street lights associated with residential developments, it has therefore been determined that the general benefit related to the overall operation and maintenance of the street lights on primary streets is ten percent (10%) of the regular annual maintenance expenditures (maintenance and energy costs).
These general benefit costs shall be excluded from the special benefit assessment funding and not assessed to the parcels within the District. However, street lighting on secondary streets (side streets) in non-residential Zones such as those associated with Zone 02, are usually installed solely for the use and benefit of the adjacent properties and like internal residential street lights within residential neighborhoods, these lights provide no quantifiable general benefit to other properties or to the public at large.
In regard to traffic signals, the location and need for each traffic signal and related safety lights is typically dictated by a combination of property development, street classifications, traffic volumes, and traffic circulation. Because these factors and considerations collectively vary with the installation of each traffic signal, the proportional special and general benefit costs associated with each traffic signal will vary and cannot be categorized in the same manner as street lighting. However, similar to street lighting, traffic signals are typically installed in areas where development has occurred, and these traffic signals typically provide a special benefit to the nearby properties that utilize those intersections to access those properties. While the installation of street lighting which is primarily dictated by the development or potential development of specific properties (largely special benefit), the installation of traffic signals is often driven by more regional needs based on traffic circulation and volume and therefore, these traffic signals have a greater general benefit to the public at large. The proportional special and general benefit costs associated with each District maintained traffic signal shall be determined by the assessment engineer on a case by case basis.
As part of this Report for Annexation 2016-2, a new traffic signal will be installed on E.
Bowman Road at the entryway to the 2015 Walmart development (Assessor Parcel Numbers 343-351-34 and 343-351-35) that comprise Zone 02. This traffic signal is being installed solely and specifically for access to and from this development and serves no other overall traffic circulation purposes. Therefore, this traffic signal has been assigned entirely as a special benefit to these two parcels with no general benefit.
As part of this Report for Annexation 2016-2, a traffic signal was installed on E. Bowman Road at the intersection of S. China Lake Boulevard that comprises and aids traffic flow for Zone 02 and Zone 03. This traffic signal is being installed specifically for access to and from the developments in the area and serves minimal overall traffic circulation purposes which Page | 22
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would not be necessary if it were not for the development in the area. Therefore, this traffic signal has been assigned partially as a special benefit to both zones with five (5%) percent general benefit.
Assessment Methodology
The City proposes to annually levy and collect special benefit assessments in order to maintain and service the improvements associated with Tract No(s). 6740, 6775, 6700, 6908, 7188 and Zone 2 and 3. The estimated annual cost to maintain the improvements are identified in the budget section of this Report, including all estimated annual expenditures; funding for long term repair, replacement and rehabilitation costs; incidental expenses necessary to operate and support the District including administration and authorized reserve; and any revenues from other sources or previous deficit funding that would adjust the amount to be assessed.
In order to calculate and identify the proportional special benefit received by each parcel and ultimately each parcel’s proportionate share of the improvement costs it is necessary to consider not only the improvements and services to be provided, but the relationship each parcel has to those improvements as compared to other parcels in the District. Article XIIID Section 4a reads in part:
“…The proportionate special benefit derived by each identified parcel shall be determined in relationship to the entirety of the capital cost of a public improvement or the maintenance and operation expenses of a public improvement or for the cost of the property related service being provided. No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel.”
The benefit formula used to determine the assessment obligation should therefore be based upon both the improvements that benefit the parcels within the District as well as the land use of each property as compared to other parcels that benefit from those specific improvements. To identify and determine the special benefit to be received by each parcel and its proportional share of the improvement costs it is necessary to consider both the planned improvements and the properties that benefit from those improvements.
Landscaping and lighting improvements like most public improvements, provide varying degrees of benefit (whether they be general or special) based largely on the extent of such improvements, the location of the improvements in relationship to properties, the different types of properties associated with the improvements and the reason or need for such improvements as it relates to individual properties. To establish the proportional special benefit of each parcel, these factors need to be addressed and formulated in the method of apportionment by the use of benefit zones that reflect the extent and location of the improvements in relationship to the properties, as well as the specific use and size of each property which reflects each parcel’s need for such improvements and its reasonable cost of the proportional special benefit as compared to other properties that benefit from those same improvements.
Zones of Benefit
In an effort to ensure an appropriate allocation of the estimated annual cost to provide various improvements based on proportional special benefits, District often times include Page | 23
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benefit zones (“Zones”) as authorized pursuant to Chapter 1 Article 4, Section 22574 of the 1972 Act:
“The diagram and assessment may classify various areas within an assessment District into different zones where, by reason of variations in the nature, location, and extent of the improvements, the various areas will receive differing degrees of benefit from the improvements. A zone shall consist of all territory which will receive substantially the same degree of benefit from the improvements.”
While the California Constitution requires that “The proportionate special benefit derived by each identified parcel shall be determined in relationship to the entirety of the capital cost of a public improvement or the maintenance and operation expenses of a public improvement…”; it is reasonable to conclude that certain landscaping and lighting improvements may benefit most if not all properties within a District while other improvements may only provide special benefits to specific parcels, developments or portions of the District (particularly in larger District), while still other improvements may be identified and proportionately allocated as both special benefits and a general benefit. Based on a review of the location and extent of the improvements for this District and the direct proximity and relationship to the properties therein, it has been determined that each parcel within Tract 6740 will receive proportionally similar special benefits from the local street lighting and landscape improvements located on the perimeter of the development and the establishment of benefit zones is not necessary. However, because this is the City’s first development established as a 1972 Act District and it is likely that future developments in the City may facilitate a similar need, Tract 6740 has been established and referred to as Zone 1. Tract 6775 has been established and referred to as Zone 1B. Tract 6700 has been established and referred to as Zone 1C. Annexation 2016-2 has been established and referred to as Zone 2 & 3 for this District. Annexation 2019-1 has been established and referred to as Zone 4 and Annexation 2018-2 has been established and referred to as 5 for this District. While this Zone designation has no direct bearing on the calculation of proportional special benefit at this time, it does establish an initial zone structure and naming convention that may be utilized for future developments or properties that may be annexed to this District under the provisions of the 1972 Act.
Details regarding the location and extent of the improvements within the District and the Zones therein are on file in the office of the Public Works Department and by reference these documents are made part of this Report. A diagram showing the exterior boundaries of the District is attached and incorporated herein under Part IV (District Diagram) of this Report.
Equivalent Benefit Units
In addition to the use of Zones, the method of apportionment established for this District to reflect the proportional special benefit of each parcel utilizes a weighted methodology of apportionment commonly referred to as an Equivalent Benefit Unit (EBU) methodology. This method of apportionment establishes the single-family home site as the basic unit of assessment. A single-family residential unit or lot is assigned one (1.0) Equivalent Benefit Unit (EBU) and other property types (land uses) are proportionately weighted (weighted EBU) based on a benefit formula that equates each property’s specific characteristics and special benefits to that of the single-family residential unit. This proportional weighting may be based on several considerations that may include, but are not limited to: the type Page | 24
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of development (land use), development-status (developed versus undeveloped), size of the property (acreage or units), vehicular trip generation, street frontage, densities or other property related factors including any development restrictions or limitations; as well as the property’s location and proximity to the improvements (which would be addressed by its Zone designation).
For most local landscaping and lighting improvements and assessments, the most appropriate proportional special benefit calculation for each parcel is reasonably determined by three basic property characteristics:
Proximity — As previously noted, each parcel in the District shall be identified and grouped into Zones based on each parcel’s proximity and relationship to the District improvements;
Land use — Commercial/Industrial Use; Residential Use, Institutional Use, Vacant Land (Undeveloped Property), Public Property etc.; and, Property Size — Acreage for non-residential properties (both developed and undeveloped); Units for residential properties. Property size (acreage or units) provides a definable and comparative representation of each parcel’s proportional special benefit not only to similar types of properties but to other properties as well.
Zones 1, 1B, 1C, 4 & 5
Zone 1, 1B and 1C are currently comprised entirely of residential parcels and developments. As previously noted, at build-out, Annexation 2019-1 (Zone 4) will be comprised of forty-five single-family residential parcels and Annexation 2018-2 (Zone 5) will be comprised of forty single-family residential parcels. The following is a list of land use classifications that may be applicable to parcels within the Zone and their assigned Equivalent Benefit Units. The single-family residential home site is used as the base value of benefit and assessment. Not all land use classifications listed are currently applicable to parcels in the Zone, but may be applicable to future parcels that are annexed to the Zone:
Land Use Classifications
Single-Family Residential Property — is defined as a fully subdivided residential home site with or without a structure. For purposes of establishing the proportional special benefits and equivalent benefit units for other land uses in this District, the single-family residential land use is designated as the basic unit of assessment.
Multi-Family Residential & Mixed-Use Property — is defined as a fully subdivided residential parcel that has more than one residential unit developed on the parcel. (This land use includes apartments, duplexes, triplexes, etc., but does not include condominiums, townhomes). This land use designation may also include properties identified by the County Assessor’s Office as mixed-use property for which there is more than one residential unit (known number of residential units) associated with the property and for which the parcel’s primary use is residential but may also include some commercial component or unit associated with that property.
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Although multi-family residential properties receive similar special benefits to that of singlefamily residential property and an appropriate and comparative calculation of proportional special benefits is reasonably reflected by the parcel’s total number of residential units, it would not be reasonable to conclude that on a per unit basis, the benefits are equal.
Studies have consistently shown that multi-family units impact public infrastructure at reduced levels compared to a single-family residence, which is reflective of their reduced structure size, vehicular trip generation and need for various public improvements.
Furthermore, as the density (number of units per parcel) increase, the average distance from the improvements tend to increase and the number of vehicular trips generated tend to decline because the population density per unit tend to decrease (largely because of reduced unit sizes). Based on these considerations, it is reasonable to conclude that the proportional special benefits per unit is less than that of a single-family residential property and appropriate weighting of the proportional special benefit per unit for multi-family residential properties as compared to a single-family residential is best represented by the following sliding scale:
Zones 1, 1B & 1C: 0.625 EBU per unit for the first 5 units; plus 0.500 EBU per unit for units 6 through 25; plus 0.375 EBU per unit for units 26 through 50; plus 0.250 EBU per unit for units 51 through 100; plus 0.125 EBU per unit for units 101 or above.
Zones 4 & 5: 0.750 EBU per unit.
Approved Residential Development – This land use is defined as a parcel and/or development (group of parcels) that are not fully subdivided, but based on an Approved Development Map, Final Tract Map or other Approved Development Plan, the specific number of single-family residential lots has been approved for development, and the improvements and services associated with the development and/or parcel have been accepted or will be accepted by the City for maintenance in the fiscal year. This land use type is assigned an EBU for both landscaping and lighting improvements that reflects the total EBU’s associated with that parcel at build-out.
Undeveloped Residential Property - is defined as a parcel that has been identified as undeveloped property (vacant land), zoned for residential use (fully subdivided or not), that has the potential to be developed (few or no development restrictions). Typically, a tentative or final map has not been submitted and/or approved for the property, but the improvements that benefit the parcel (existing improvements) have been accepted or will be accepted by the City for maintenance in the fiscal year. When considering the special benefits from landscaping and lighting improvements it becomes evident that the proportional special benefits associated with vacant property is clearly less than that of developed properties. Although vacant properties may certainly derive special benefits from local landscaping and lighting improvements, these special benefits are limited to the land (lot) itself. Conversely, approximately half of the direct and immediate special benefits for developed properties are related to the daily use or potential use of that property. Therefore, the Equivalent Benefit Units applied to these properties shall be based on 0.500 EBU per acre with a minimum Equivalent Benefit Unit of 0.125 EBU for parcels less than one-quarter of an acre and a maximum Equivalent Benefit Unit of 5.000 EBU for parcels greater than ten acres.
Planned Residential Development - This land use is defined as a parcel or group of parcels currently identified as undeveloped (vacant land), but the specific number of single- Page | 26
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family residential lots or multi-family residential units has been approved for development has part of an Approved Development Map, Final Tract Map or other Approved Development Plan. However, unlike Approved Residential Development property, the City does not anticipate acceptance of the improvements associated with this parcel or development for the upcoming fiscal year and the proportional assessments for such properties may likely be limited to incidental expenses.
For balloting purposes to establish the property’s maximum assessment and proportional special benefit, these parcels shall be assigned an EBU that reflects the total EBU’s associated with that parcel at build-out (1.0 EBU per single-family residential lot and 0.75 per multi-family residential unit). However, for calculation of the annual assessments each fiscal year, the City and Assessment Engineer shall apply an EBU that reflects the property’s estimated proportional special benefit from exiting improvements and/or portion of the new improvements to be installed and accepted during the upcoming fiscal year. The Assessment Engineer may assign to such parcels in any given fiscal year as little as 0.00 EBU up to the maximum EBU for which the property was ballot or any EBU in between that reasonably reflects the parcel’s proportional special benefit from the improvements and services provided as compared to other properties in the Zone. In addition, such parcels may be temporarily designated as a Sub-Zone within the Zone and budgeted separately until all the improvements for the development are installed and/or the property has been subdivided.
In addition to the land use classifications identified above, the following two land use classifications may also be applicable to parcels within the District and/or Zones within the Consolidated District:
Exempt Properties - Within most District, there are lots or parcels of land that do not receive a special benefit from the improvements provided (exempt from assessment), which may include, but is not limited to public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, public rights-of-way, or utility rights-of-way; common areas, bifurcated lots; sliver parcels or any other parcel that has little or no assessed value and cannot be developed independently; parcels that are part of the improvements being maintained by the District or that the City has determined that the parcel cannot be developed. These types of parcels are considered to receive no special benefit from the improvements and are therefore exempted from assessment and are assigned 0.00 EBU.
Case Properties - In District where multiple land use classifications are applied, there may be a specific property or properties where the typical land use classifications and method of apportionment do not accurately reflect the property’s proportional special benefits received from the improvements. This land use classification may be applicable when the use of that property is restricted or limited compared to other properties, cases where only a portion of the property can be developed or only a portion of the parcel will benefit from the improvements provided, and/or the timing of the City accepting the specific improvements associated with that property may be different than other properties with that development or Zone. For example, a parcel may be identified as an undeveloped property, but only a portion of the parcel can be developed or only a portion of the property is considered to benefit from the improvements. In such cases, the City and Assessment Engineer may determine that an appropriate calculation of proportional benefit is better reflected by applying a reduced weighting factor.
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Zone 2 & 3
Zone 2 and Zone 3 are currently comprised of non-residential parcels (Developed or Approved) and undeveloped parcels (undeveloped non-residential or multi-family residential properties). The following is a list of land use classifications that may be applicable to parcels within these Zones followed by the calculation of the Equivalent Benefit Units associated with those land use classifications. The base value of benefit and assessment for each parcel is based on the total Improvement Square Footage and total Benefit Front Footage of the parcels associated with those improvements. Not all land use classifications listed are currently applicable to parcels in the Zone but may be applicable to future parcels that are annexed to the Zones.
Land Use Classifications
Developed Non-Residential – This land use is defined as a parcel and/or development (group of parcels) that has been developed primarily with a non-residential use, including, but are not limited to (both publicly owned and privately owned) commercial, office or professional service, industrial, parking lot, institutional facilities, churches or other nonprofit organizations; and the parcel or development receives a particular and distinct benefit from District improvements. The EBU assigned to such parcels for both landscaping and lighting improvements is based on the parcel’s proportional benefit frontage and calculated improvement square footage of the landscape improvements associated with the property as compared to other properties that benefit from those improvements as outlined in the EBU calculations that follow.
Approved Non-Residential – This land use is defined as a parcel and/or development (group of parcels) that has an Approved Development Map, Final Tract Map or other Approved Development Plan primarily for a non-residential use, including, but are not limited to (both publicly owned and privately owned) commercial, office or professional service, industrial, parking lot, institutional facilities, churches or other non-profit organizations; and the parcel or development receives a particular and distinct benefit from District improvements. The EBU assigned to such parcels for both landscaping and lighting improvements is based on the parcel’s proportional benefit frontage and calculated improvement square footage of the landscape improvements associated with the property as compared to other properties that benefit from those improvements as outlined in the EBU calculations that follow.
Developed Multi-Family Residential – This land use is defined as a parcel and/or development (group of parcels) that has been developed as a fully subdivided residential development with multiple residential units associated with the parcel or development including, apartments, duplexes, or other parcels with multiple residential units, but not including institutional facilities or mixed-use properties which are typically identified as non-residential; and the parcel or development receives a particular and distinct benefit from District improvements. The EBU assigned to such parcels for both landscaping and lighting improvements is based on the parcel’s proportional benefit frontage and calculated improvement square footage of the landscape improvements associated with the property as compared to other properties that benefit from those improvements as outlined in the EBU calculations that follow.
Approved Multi-Family Residential – This land use is defined as a parcel and/or development (group of parcels) that has an Approved Development Map, Final Tract Map Page | 28
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or other Approved Development Plan for development as a multiple residential unit parcel or development including, apartments, duplexes, or other parcels with multiple residential units, but not including institutional facilities or mixed-use properties which are typically identified as non-residential; and the parcel or development receives a particular and distinct benefit from District improvements. The EBU assigned to such parcels for both landscaping and lighting improvements is based on the parcel’s proportional benefit frontage and calculated improvement square footage of the landscape improvements associated with the property as compared to other properties that benefit from those improvements as outlined in the EBU calculations that follow.
Developed Condominium/Townhome Property – This land use is defined as a parcel that have been developed as a fully subdivided residential condominium or townhome parcel for which the County Assessor has established an individual Assessor’s Parcel Number for each residential condominium unit and related common areas (if any); and the condominium development and condominium parcels therein receive a particular and distinct benefit from District improvements. (Such developments do not include any District improvements within the development, only improvements outside the development). The EBU assigned to each residential condominium parcel within for both landscaping and lighting improvements is based on the overall development’s proportional benefit frontage and calculated improvement square footage of the landscape improvements associated with the condominium development as compared to other properties that benefit from those improvements. The development’s calculated improvement square footage is proportionately allocated to each residential condominium parcel as described in the EBU calculations that follow.
Approved Condominium Property – This land use is defined as a parcel or group of parcels that has an Approved Development Map, Final Tract Map or other Approved Development Plan for development as a condominiums or townhomes for which the County Assessor has or will establish individual Assessor’s Parcel Numbers for each residential condominium unit and common areas (if any); and the condominium development and condominium parcels therein receive a particular and distinct benefit from District improvements. (Such developments do not include any District improvements within the development, only improvements outside the development). The EBU assigned to each parcel (fully subdivided residential condominium parcels or planned residential units on yet to be subdivided parcels) for both landscaping and lighting improvements is based on the overall development’s proportional improvement square footage of the landscape improvements associated with the condominium development as compared to other properties that benefit from those improvements. The development’s calculated benefit frontage and improvement square footage of the landscape improvements is proportionately allocated to each residential condominium parcel as described in the EBU calculations that follow.
Undeveloped Non-Residential – This land use is defined as a parcel or group of parcels that are undeveloped (vacant land), for which a specific Development Map, Tract Map or other Development Plan has not been approved, but based on Zoning and/or other documents, the City anticipates the parcel or group of parcels to be developed for a nonresidential or multi-family residential use; and the property receives a particular and distinct benefit from District improvements. The EBU assigned to such property for both landscaping and lighting improvements is based on the parcel’s proportional benefit frontage Page | 29
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and calculated improvement square footage of the landscape improvements associated with the property as compared to other properties that benefit from those improvements as outlined in the EBU calculations that follow.
Planned Non-Residential – This land use is defined as a parcel or group of parcels currently identified as undeveloped (vacant land), but the property has an Approved Development Map, Final Tract Map or other Approved Development Plan for development as a non-residential property. However, unlike an Approved NonResidential property, the City does not anticipate acceptance of all the improvements associated with this parcel or development for the upcoming fiscal year and the proportional assessments for such properties may be limited to a portion of the estimated annual maintenance costs and/or incidental expenses.
Planned Multi-Family Residential – This land use is defined as a parcel or group of parcels currently identified as undeveloped (vacant land), but the property has an Approved Development Map, Final Tract Map or other Approved Development Plan for development as a multiple residential unit parcel or development. However, unlike an Approved MultiFamily Residential or an Approved Condominium Property, the City does not anticipate acceptance of all the improvements associated with this parcel or development for the upcoming fiscal year and the proportional assessments for such properties may be limited to a portion of the estimated annual maintenance costs and/or incidental expenses. For balloting purposes to establish the property’s maximum assessment and proportional special benefit, for both Planned Non-Residential and Planned Multi-Family Residential properties, the parcels shall be assigned an EBU that reflects the property’s EBU at buildout (similar to that of a “Developed” or “Approved” property) and the City’s acceptance of all the improvements to be maintained by the District. However, for calculation of the annual assessments each fiscal year, the City and Assessment Engineer may classify such parcels as a “Special Case” and apply an EBU that reflects the property’s estimated proportional special benefit from exiting improvements and/or portion of the new improvements to be installed and accepted during the upcoming fiscal year. The Assessment Engineer may assign to such parcels in any given fiscal year, as little as 0.00 EBU up to the maximum EBU for which the property was ballot or any EBU in between, that reasonably reflects the parcel’s proportional special benefit from the improvements and services provided as compared to other properties in the Zone. In addition, such parcels may be temporarily designated as a Sub-Zone within the Zone and budgeted separately until all the improvements for the development are installed and/or the property has been subdivided.
Developed Hotel/Motel Property — Although Hotel/Motel Properties are certainly viewed as a commercial enterprise and would have similar special benefits as commercial/industrial properties for landscape improvements, these properties clearly have a more significant nighttime use and traffic generation than other commercial/industrial properties that result from their transient residential activities.
Clearly, the presence of local street lighting or the lack thereof can have a direct and significant impact on hotel and motel properties because of their heightened nighttime business activities. To reflect this increased proportional special benefit resulting from higher nighttime use and need for local street lighting as compared to other commercial/industrial properties. As with commercial/industrial properties, minimum and maximum acreage limits shall be applied in calculating each parcel’s individual Page | 30
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assessment.
Developed Institutional Property — is defined as developed private properties used for the purposes of public related services or activities, including but not limited to Colleges, Private Schools, Places of Worship, Day Care Centers, Fraternal Organizations, Hospitals, Convalescent or Retirement Homes, or other similar public service or assembly type properties.
Developed Public Property — is defined as developed public or government owned property used for public related services or activities, including but not limited to city facilities including parks, community centers, fire and police stations, and city offices; county or state offices and facilities; federal, state or county court facilities; US postal service facilities; public schools; public utility facilities or offices; or other similar developed public properties.
Parking Lot/Limited Use Property — This land use classification is applied to developed privately owned properties that the City considers not to be fully developed commercial/industrial, institutional or residential properties. This land use classification is typically applied to parcels that are identified as parking lots with limited or no buildings; but may also identify parcels that have limited or restricted non-residential use where the typical commercial/industrial or institutional classification is not applicable or appropriate. The Equivalent Benefit Units applied to these properties shall be based on the same minimum and maximum acreage limits that are applied to other acreage-based properties.
Vacant Property —is defined as property that has been identified as undeveloped but has reasonable development potential (Few or no development restrictions). When considering the special benefits from landscaping and lighting improvements it becomes evident that the proportional special benefits associated with vacant property is clearly less than that of developed properties. Although vacant properties certainly derive special benefits from local landscaping and lighting improvements, these special benefits are limited to the land (lot) itself. Conversely, approximately half of the direct and immediate special benefits for developed properties are related to the daily use or potential use of that property.
Therefore, the Equivalent Benefit Units applied to these properties shall be based on the same minimum and maximum acreage limits that are applied to other acreage-based properties.
Exempt Property (Parcel) — identifies parcels that for various reasons, it has been determined that the parcel does not and will not receive special benefits from the improvements. This land use classification may include but is not limited to:
Lots or parcels identified as public streets and other roadways (typically not assigned an APN by the County);
Dedicated public easements including open space areas, utility rights-of-way, greenbelts, parkways, or other publicly-owned or utility-owned land that serves the community or general public and are not considered or classified as developed public properties;
Parcels of land that are privately owned, but cannot be developed independently from an adjacent property or is part of a shared interest with other properties, such as common areas, sliver parcels, bifurcated lots or properties with very restrictive development potential or use.
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Because these properties either provide a public service that is comparable to landscaping or street lighting improvements, or they are dependent on another property or development, these types of parcels have no direct need for such improvements and are considered to receive no special benefits Therefore these parcels shall be exempt from assessment and are assigned 0.000 EBU. However, these properties shall be reviewed annually by the assessment engineer to confirm the parcel’s use and/or development status has not changed.
Special Case Property — In many District where multiple land use classifications are involved, there may be one or more properties that the standard land use classifications do not accurately identify the use and special benefits received from the improvements or there may be something about that particular parcel that should be noted for review in subsequent fiscal years.
The Equivalent Benefit Units assigned to Special Case Properties will vary depending on the circumstances and reasons for treating each particular property as a Special Case. The Equivalent Benefit Unit(s) assigned to each such parcel may be based on adjusted acreage, units or a combination of those factors. The City and/or the assessment engineer tasked with the administration of the District shall annually review each parcel designated as a Special Case. Property and based on that review shall make appropriate adjustments to that property’s land use and Equivalent Benefit Unit assignment as warranted.
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Summary of Equivalent Benefit Unit Assignments
Zones 1, 1B, 1C, 4 & 5
The following is a summary of property types and the Equivalent Benefit Unit assignments described in the preceding discussion of Equivalent Benefit Units.
Zones 2 & 3
The above land use types are assigned an EBU that reflects each parcel’s and/or development’s proportional improvement benefit based on the square footage of the landscape areas on the street, streets, and/or street segments associated with the property and for which the property receives special benefit. Each parcel’s proportional square footage for a specific improvement or shared improvement is calculated by:
1. Establish each parcel’s “Street Frontage” associated with the improvements that benefit the parcel. For most properties this Street Frontage is the parcel’s linear street frontage on the street where the improvement(s) that benefit the property are located (Corner properties may have street frontage on more than one side, which may be calculated separately if the improvements on each street are shared with different properties).
For properties/developments comprised of multiple parcels (some parcels within a development or future development area may not have actual street frontage), the total street frontage for the overall property/development is proportionately allocated to each parcel within that development or future development area utilizing the proportional acreage of each parcel within the development. (Proportional residential units may be used for a Condominium Property/Development if the number of Units is known for each parcel).
Land Use Benefit Unit Calculations
Single-Family Residential Property 1.00 per unit
Multi-Family Residential & Mixed-Use Property
(Zones 1, 1B & 1C)
0.625 per unit per unit (1-5 units)
0.500 per unit per unit (6-25 units)
0.375 per unit per unit (26-50 units)
0.250 per unit per unit (51-100 units)
0.125 per unit per unit (units greater than 100)
Multi-Family Residential & Mixed-Use Property
(Zones 4 & 5) 0.750 per unit
Condominium/Town-home Property 0.750 per unit
Developed Commercial/Industrial Property 4.000 per acre (minimum 1.000 EBU, maximum 40.000 EBU) Developed Hotel/Motel Property 6.000 per acre (minimum 1.500 EBU, maximum 60.000 EBU) Developed Institutional Property 2.000 per acre (minimum 0.500 EBU, maximum 20.000 EBU) Developed Public Property 2.000 per acre (minimum 0.500 EBU, maximum 20.000 EBU) Parking Lot/Limited Use Property 1.000 per acre (minimum 0.250 EBU, maximum 10.000 EBU) Vacant Property 0.500 per acre (minimum 0.125 EBU, maximum 5.000 EBU) Exempt Property 0.000 per parcel
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Parcel Acreage / Development Acreage = Proportional Acreage (for each parcel)
Proportional Acreage x Development Street Frontage = Parcel’s Assigned Street Frontage
2. Calculate each parcel’s proportional “Benefit Frontage”.
For parcels identified as “Developed” or “Approved” land use classifications, the parcel’s calculated Street Frontage is applied as the parcel’s “Benefit Frontage”.
Assigned Street Frontage = Benefit Frontage
For parcels/properties identified as “Undeveloped” (Vacant Land) and “Planned” parcels/properties (those that are still Vacant Land), it is recognized that the proportional special benefits associated with such property is typically less than that of developed properties because the property is undeveloped. In addition to the special benefits associated with each property because of proximity to the improvements, developed properties (both “Developed” or “Approved”) also receive the added and immediate benefits associated with the daily utilization of the improvements afforded to the employees, residents, visitors, and patrons of those properties. Therefore, “Undeveloped” properties and “Planned” development properties (those not being treated as a Special Case) are assigned a “Benefit Frontage” that is ½ (50%) of the parcel’s calculated Street Frontage.
Assigned Street Frontage x 50% = Benefit Frontage
3. Establish the average square feet of improvement area for each linear foot of Benefit Frontage. The overall “Improvement Square Feet” (applicable improvement area square footage) of the improvement area that benefits the parcels in the Zone is divided by the sum total of the Benefit Frontage of all the parcels that benefit from the improvements (“Total Benefit Frontage) to establish a ratio of “Improvement Square Feet per Benefit Front Foot”.
Improvement Square Feet / Total Benefit Frontage = Improvement Square Feet per Front Foot
4. This ratio of Improvement Square Feet to Benefit Frontage (“Improvement Square Feet per Benefit Front Foot”) is then multiplied by each parcel’s calculated “Benefit Frontage” to establish the parcels proportional EBU or Proportional Improvement Square Footage.
Improvement Square Feet per Benefit Front Foot x Parcel’s Benefit Frontage = Parcel’s EBU
Allocation of Improvement Costs Zone 1
Pursuant to the provisions of the California Constitution, the proportionate special benefit derived by each parcel within the District and its corresponding assessment obligation shall be determined in relationship to the entirety of the capital cost of a public improvement or the maintenance and operation expenses of a public improvement.
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The benefit formula applied to parcels within this District is based on the preceding EBU discussion and table. Each parcel's EBU correlates the parcel’s special benefit received as compared to the other parcels benefiting from the District improvements.
The following formula is used to calculate each parcel’s proportional benefit:
Property Type EBU x (Acreage/Units/Parcel/Lot) = Parcel EBU An assessment amount per EBU (“Rate”) for the District improvements is established by taking the total cost of the improvements and dividing that amount by the total number of EBUs for parcels benefiting from such improvements.
Total Balance to Levy / Total EBUs = Levy per EBU (“Rate”) This amount is then applied back to each parcel’s individual EBU to determine each parcel’s proportionate benefit and assessment obligation.
Rate x Parcel EBU = Parcel Levy Amount
Allocation of Improvement Costs Zone 2, 3, 4 & 5
Calculation of Assessments
An assessment amount per Equivalent Benefit Unit (Assessment per EBU) is calculated by:
Taking the “Total Annual Expenses” (Total budgeted costs) and subtracting the “Total General Benefit Expenses” (Landscaping General Benefit Expenses and/or Lighting General Benefit Expenses), to establish the “Total Special Benefit Expenses”; Total Annual Expenses– General Benefit Expenses = Special Benefit Expenses To the resulting “Special Benefit Expenses”, various “Funding Adjustments” may be applied that may include, but are not limited to:
“Unfunded Reserve Fund Collection”, represents an adjustment (reduction) in the amount to be collected for “Operational Reserve Funding” that was budgeted as part of the Total Annual Expenses.
“Unfunded CIP/Rehabilitation Funding Collection”, represents an adjustment (reduction) in the amount to be collected for “CIP & Rehabilitation Reserve Fund Collection” that was budgeted as part of the Total Annual Expenses. “Reserve Fund Transfer/Deduction”, represents an amount of available existing funds from the “Operational Reserve Fund Balances” being applied to pay a portion of the Special Benefit Expenses for the fiscal year.
“Additional City Contribution and/or Service Reductions”, represents a further adjustment that addresses the funding gap between the amount budgeted to provide the improvements and services (“Special Benefit Expenses”); and the amount that will be collected through the assessments. This funding gap may be addressed by an additional City contribution, reductions in service and service expenses, or a combination of the two.
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amount to be collected as “Special Benefit Expenses” for the fiscal year, which is usually the result of an advance payment by a developer or property owner for maintenance or energy costs that may have been required by the City or a utility provider prior to the installation and acceptance of the improvements.
These adjustments to the Special Benefit Expenses result in the net special benefit amount to be assessed “Balance to Levy”;
Special Benefit Expenses - Funding Adjustments = Balance to Levy The amount identified as the “Balance to Levy” is divided by the total number of EBUs of parcels that receive special benefit to establish the Assessment Rate (“Assessment Per EBU”). This Assessment Rate is then applied back to each parcel’s individual EBU to calculate the parcel’s proportionate special benefit and assessment amount for the improvements.
Balance to Levy / Total EBU = Assessment Per EBU (Assessment Rate) Assessment Per EBU x Parcel EBU = Parcel Assessment Amount Note: The maximum assessments outlined in this Report are intended to fully support the expenses identified as “Special Benefit Expenses”. Consequently, there are no “Funding Adjustments” reflected in the budgets establishing the maximum assessment rates and the “Balance to Levy” is equal to the total “Special Benefit Expenses”.
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Assessment Range Formula
Any new or increased assessment requires certain noticing and meeting requirements by law. The Brown Act defines the terms "new or increased assessment" to exclude certain conditions. These certain conditions included "any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed." Recognizing that the cost of maintaining the improvements will likely increase over time due to inflation, the assessments (initial maximum assessment rate established for Zone 1 in fiscal year 2012/2013, for Zone 1B & 1C in fiscal year 2016/2017, for Zones 2 & 3 in fiscal year 2018/2019, for Zone 4 in fiscal year 2019/2020 and Zone 5 in fiscal year 2017/2018) established a fixed 3.5% annual inflationary adjustment (Assessment Range Formula). This 3.5% annual adjustment provides for reasonable increases and inflationary adjustment to the initial maximum assessment rate approved by the property owners as part of the protest ballot proceeding conducted in connection with the formation of this District.
The adoption of the maximum assessment rate and the Assessment Range Formula described herein does not mean that the annual assessments will necessarily increase each year, nor does it absolutely restrict the assessments to the adjustment amount.
Although the maximum assessment amount that may be levied shall be adjusted (inflated) by 3.5% each year, the actual amount to be assessed will be based on the District’ estimated costs (budget) for that year.
If the calculated assessment is less than the adjusted maximum assessment, then the calculated assessment may be approved by the City Council for collection. If the calculated assessment (based on the budget) is greater than the adjusted maximum assessment for that fiscal year, then the assessment is considered an increased assessment and would require a property owner approval through a protest ballot proceeding before imposing such an increase. Otherwise, it would be necessary to reduce the budget or provide a contribution from the City to reduce the amount to be levied to an amount that can be supported by an assessment rate less than or equal to the maximum assessment rate authorized for that fiscal year.
The Assessment Range Formula (3.5% annual adjustment) has been applied to the authorized maximum assessment rate identified in the District’ Budget for fiscal year 2020/2021 and shall be applied in all subsequent fiscal years unless the City Council formally suspends its application.
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The following table summarizes historical maximum and applied assessment rates for each zone:
FISCAL YEAR MAXIMUM
ASSESSMENT (per EBU)
APPLIED
ASSESSMENT (per EBU)
ZONE 1
2012/2013 (Base Year) $265.000 $0.00
2013/2014 $274.280 $157.28
2014/2015 $283.880 $157.28
2015/2016 $293.810 $293.80
2016/2017 $304.090 $304.08
2017/2018 $314.740 $314.73
2018/2019 $325.750 $324.74
2019/2020 $337.150 $335.51
2020/2021 $348.954 $348.95
2021/2022 $361.168 $361.16
2022/2023 $373.809 $373.80
2023/2024 $386.892 $386.89
2024/2025 $400.433 $400.433
Zone 1B
2016/2017 (Base Year) $304.090 $181.35
2017/2018 $314.740 $175.29
2018/2019 $325.750 $148.48
2019/2020 $337.150 $154.93
2020/2021 $348.954 $178.32
2021/2022 $361.168 $177.20
2022/2023 $373.809 $188.25
2023/2024 $386.892 $188.25
2024/2025 $400.433 $194.17
Zone 1C
2016/2017 (Base Year) $304.090 $181.35
2017/2018 $314.740 $89.06
2018/2019 $325.750 $93.13
2019/2020 $337.150 $95.92
2020/2021 $348.954 $94.35
2021/2022 $361.168 $94.35
2022/2023 $373.809 $94.35
2023/2024 $386.892 $94.35
2024/2025 $400.433 $94.35
Zone 2
2017/2018 (Base Year) $1.170 $1.16
2018/2019 $1.211 $1.19
2019/2020 $1.253 $1.23
2020/2021 $1.297 $1.29
2021/2022 $1.343 $1.34
2022/2023 $1.387 $1.38
2023/2024 $1.439 $1.38
2024/2025 $1.489 $1.38
Zone 3
2017/2018 (Base Year) $0.910 $0.90
2018/2019 $0.942 $0.90
2019/2020 $0.975 $0.93
2020/2021 $1.009 $1.00
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2021/2022 $1.044 $1.04
2022/2023 $1.080 $1.08
2023/2024 $1.118 $1.11
2024/2025 $1.158 $1.158
Zone 4
2019/2020 (Base Year) $152.000 $151.00
2020/2021 $157.320 $157.32
2021/2022 $162.826 $156.90
2022/2023 $168.524 $165.29
2023/2024 $174.423 $165.29
2024/2025 $180.852 $165.29
Zone 5
2019/2020 (Base Year) $149.000 $154.21
2020/2021 $154.215 $154.21
2021/2022 $159.613 $158.99
2022/2023 $165.199 $163.46
2023/2024 $170.981 $163.46
2024/2025 $176.966 $163.46
Part III — District Budgets
The following budget outlines the estimated costs to maintain the improvements and the applicable assessment rates for Fiscal Year 2024/2025.
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Proposed Proposed Proposed Proposed Proposed Proposed Proposed Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year 2024/2025 2024/2025 2024/2025 2024/2025 2024/2025 2024/2025 2024/2025 Zone 1 Zone 1B Zone 1C Zone 2 Zone 3 Zone 4 Zone 5
TRACT 6740 TRACT 6775 TRACT 6700 Walmart Around Walmart TRACT 6908 TRACT 7188 12,155 SF 5,450 SF 0 SF 31,563 SF 22,981 SF 6365 SF 8,133 SF
ANNUAL OPERATION & MAINTENANCE (DIRECT COSTS)
Annual Maintenance Direct Costs ( LANDSCAPE Total) $15,431.72 $4,320.80 $0.00 15,923.91 $8,957.17 $800.00 $800.00 $46,233.60 Sidewalk Maintenance (Remove and replace rehab/rep.) $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Masonry Wall Maintenance (Decorative Cap repair $250 total) $165.00 $85.00 $0.00 $0.00 $0.00 $0.00 $0.00 $250.00 Graffiti/Nuisance Abatement $200.00 $100.00 $0.00 $0.00 $0.00 $175.00 $140.00 $615.00 Weed Abetment (Spray for DG only) $0.00 $0.00 $0.00 $0.00 $0.00 $1,500.00 $1,500.00 $3,000.00 Total Annual Maintenance $15,796.72 $4,505.80 $0.00 $15,923.91 $8,957.17 $2,475.00 $2,440.00 $50,098.60 Landscape Water (with Ground Water Fees) $2,700.00 $900.00 $0.00 $0.00 $3,100.00 $0.00 $0.00 $6,700.00 Landscape Electricity 135.00 45.00 0.00 0.00 100.00 0.00 0.00 280.00 Total Annual Landscape Utilities (Water & Electricity) $2,835.00 $945.00 $0.00 $0.00 $3,200.00 $0.00 $0.00 $6,980.00 Street Light Count 23.5 2.5 0 16 11 11 12 76 Street Lighting Operations, Maintenance and Power $6,598.80 $702.00 $0.00 $3,135.36 $2,155.56 $2,155.56 $2,351.52 $17,098.80 Traffic Signal Operation, Maintenance (Monthly) 0.00 0.00 0.00 3,096.00 1,032.00 0.00 0.00 $4,128.00 Traffic Signal Repair 0.00 0.00 0.00 1,425.00 475.00 0.00 0.00 $1,900.00 Traffic Signal Power 0.00 0.00 0.00 540.00 180.00 0.00 0.00 $720.00 Total Annual Lighting (Maintenance & Energy) $6,598.80 $702.00 $0.00 $8,197.86 $3,843.06 $2,155.56 $2,351.52 $23,848.80 Annual Maintenance Direct Costs (Total) $25,230.52 $6,152.80 $0.00 $24,121.77 $16,000.23 $4,630.56 $4,791.52 $80,927.40
ANNUAL REHABILITATION/REPLACEMENT COLLECTION
Parkway Rehabilitation/Replacements (In ROW) $100.00 $25.00 $0.00 $0.00 $0.00 $200.00 $150.00 $475.00 Slope Rehabilitation/Replacements (Easement) 50.00 20.00 0.00 0.00 0.00 0.00 0.00 70.00 Landscaping Rehabilitation/Renovation Funding 125.00 25.00 0.00 750.00 550.00 0.00 0.00 1,450.00 Tree Rehabilitation/Replacements 200.00 75.00 0.00 600.00 450.00 0.00 0.00 1,325.00 Irrigation Rehabilitation/Renovation Funding 50.00 25.00 0.00 300.00 300.00 0.00 0.00 675.00 Sidewalk Rehabilitation/Replacements 50.00 25.00 0.00 0.00 0.00 75.00 75.00 225.00 Masonry Wall Rehabilitation/Replacements 300.00 100.00 0.00 0.00 0.00 0.00 0.00 400.00 Traffic Signal Rehabilitation/Renovation Funding 0.00 0.00 0.00 250.00 50.00 0.00 0.00 300.00 Annual Rehabilitation/Replacement Funding $875.00 $295.00 $0.00 $1,900.00 $1,350.00 $275.00 $225.00 $4,920.00 Total Annual Maintenance Funding $26,105.52 $6,447.80 $0.00 $26,021.77 $17,350.23 $4,905.56 $5,016.52 $85,847.40
INCIDENTAL & OTHER ANNUAL FUNDING EXPENSES
CIP Fund collection/(Contribution) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 City Administration 3,468.44 989.33 0.00 3,496.36 1,966.70 543.43 535.74 11,000.00 Consulting Fees - - - - - - - -
Sub Total $3,468.44 $989.33 $0.00 $3,496.36 $1,966.70 $543.43 $535.74 $11,000.00 County Administration Fees $0.00 $0.00 $0.00 $0.00 $0.00 0.00 0.00 0.00 County Administration Fees $16.08 $4.08 $0.24 $0.48 $1.68 $10.80 $9.60 $42.96 Total Annual Incidental Funding Expenses $3,484.52 $993.41 $0.24 $3,496.84 $1,968.38 $554.23 $545.34 $11,042.96 Total Annual Expenses $29,590.04 $7,441.21 $0.24 $29,518.61 $19,318.61 $5,459.79 $5,561.86 $96,890.36
CONTRIBUTIONS/FUNDING ADJUSTMENTS
General Benefit Contribution ($28.35) ($9.45) $0.00 $0.00 ($32.00) ($21.56) ($23.52) ($114.87) General Fund Contribution 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 City Contribution 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Total Contributions ($28.35) ($9.45) $0.00 $0.00 ($32.00) ($21.56) ($23.52) ($114.87) Balance to Levy (O&M, Rehab & Incidentals) $29,561.69 $7,431.76 $0.24 $29,518.61 $19,286.61 $5,438.23 $5,538.35 $96,775.49 Balance Available to Collect (O&M, Rehab & Incidentals) $26,828.81 $18,419.94 $2,500.28 $32,347.39 $8,095.88 $7,438.05 $6,538.40 Reserve Fund Collection/(Contribution) ($2,732.88) $1,500.00 $2,500.00 $2,700.00 ($11,190.73) $2,000.00 $1,000.00 ($4,223.61) Total Balance to Levy $26,828.81 $8,931.76 $2,500.28 $32,347.39 $8,095.88 $7,438.05 $6,538.40 $92,680.55 Balance Available to Collect
TOTAL $26,828.81 $8,931.76 $2,500.24 $32,218.61 $8,095.88 $7,438.23 $6,538.35 DISTRICT STATISTICS 1.00 Total Parcels 67.00 17.00 1.00 2.00 9.00 45.00 40.00 181.00 Parcels Levied 67.00 17.00 1.00 2.00 7.00 45.00 40.00 179.00 Total Benefit Units 67.00 46.00 26.50 23,271.50 6,997.30 45.00 40.00 30,493.30 Levy per EBU (Required) $400.43 $194.17 $94.35 $1.27 $2.76 $120.85 $138.46 Levy per EBU (Applied) $400.43 $194.17 $94.35 $1.38 $1.16 $165.29 $163.46 Maximum Assessment Rate per EBU $400.433 $400.433 $400.433 $1.489 $1.158 $180.528 $176.966 Change in Assessment Rate from Prior Year 3.50% 3.14% 0.00% 0.32% 3.50% 0.00% 0.00% Prior Year Levy per EBU (Applied) $386.89 $188.25 $94.35 $1.38 $1.118 $165.29 $163.46 Prior Year Maximum Assessment Rate per EBU $386.892 $386.892 $386.892 $1.439 $1.118 $174.423 $170.981 Change in Maximum Rate from Prior Year 3.50% 3.50% 3.50% 3.50% 3.50% 3.50% 3.50%
RESERVE FUND
Estimated Beginning Reserve Balance - June 30, 2024 $27,228.37 $7,887.00 $5,969.00 $26,072.00 ($5,556.52) $3,253.00 $1,700.62 $66,553.47 Reserve Fund Collection/(Contribution) (2,732.88) 1,500.00 2,500.00 2,700.00 (11,190.73) 2,000.00 1,000.00 (4,223.61) Transfer to CIP Fund 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Estimated Ending Reserve Balance - June 30, 2025 $24,495.49 $9,387.00 $8,469.00 $28,772.00 ($16,747.25) $5,253.00 $2,700.62 $62,329.86 CIP FUND (not utilized all in reserves)
Estimated Beginning CIP Balance - June 30, 2024 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Transfer from Reserve 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CIP Fund Collection/(Contribution) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Estimated Ending CIP Balance - June 30, 2025 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Total
District
Budget
BUDGET ITEMS
2024/2025
City of Ridgecrest
Consolidated Engineer’s Report
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Part IV — District Diagrams
The following District Diagram identifies the area of land within the District to be designated as “Consolidated Landscaping and Lighting District No. 2012-1 (Tract Nos. 6740, 6775, 6700, 6908, 7188 and Zone 2 and 3)”’ based on the development and improvement plans for the District, Kern County Assessor’s Maps, and Kern County Assessor’s property information as they existed at the time of preparation of this Report. The District includes Kern County Assessor’s Parcels 510-010-17, 510-010-24; Map Book 510: Page 211, Parcel 1 through 16; Map Book 510: Page 212, Parcel 1 through 22; Page 213, Parcel 1 through 17;
Parcels 01, 02, 03, 06, 07, 08, 34 and 35; Map Book 509: Page 020; Parcel 21, 22 and 46; Map Book 456: Page 351; Parcel 1 through 7, Page 352; Parcel 1 through 10, Page 361; Parcel 1 through 11, Page 362; Parcel 1 through 17; Map Book 453: Page 281; Parcel 1 through 8; Page 282; Parcel 1 through 5; Page 291; Parcel 1 through 3; Page 292; Parcel 1 through 5; Page 293; Parcel 1 through 5; Page 301; Parcel 1 through 9 and Page 302; Parcel 1 through 5.
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Image taken from establishing Engineer’s report; courtesy of Willdan Financial Page | 42
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510-010-24
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Image taken from establishing Engineer’s report; courtesy of Willdan Financial with City Staff notations.
Traffic Signal
$100 max. $100 max. $100 max. $100 max.
$0.00 $0.00
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Wrong Location
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Not a part of District
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Part V — Assessment Roll
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Kern County Assessor's map for the year in which this Report is prepared.
Non-assessable lots or parcels may include areas of public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas and rights-of-ways including public greenbelts and parkways; utility rights-of-ways; common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment. Properties outside the District’ boundary receive no direct or special benefits from the improvements provided by the District and are not assessed.
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Kern County Assessor's map for the year in which this Report is prepared. The land use classification for each parcel is based on the Kern County Assessor’s Roll. A listing of parcels assessed within the District, along with the proposed assessment amounts, shall be submitted to the City Clerk, under a separate cover, and by reference is made part of this Report.
Approval of this Report (as submitted or as modified) confirms the method of apportionment and the maximum assessment rate to be levied against each eligible parcel and thereby constitutes the approved levy and collection of assessments for the fiscal year. The parcels and the amount of assessment to be levied shall be submitted to the County Auditor/Controller and included on the property tax roll for the fiscal year.
If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the current fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County Auditor/Controller. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment and assessment rate approved in this Report. Therefore, if a single parcel has changed to multiple parcels, the assessment amount applied to each of the new parcels shall be recalculated and applied according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment.
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City of Ridgecrest
Landscape and Lighting District No. 2012-1
Fiscal Year 2024/2025 Preliminary Assessment Roll
(Sorted by Zone)
FUND APN SITUS ADDRESS ZONE BENEFIT
UNITS CHARGE MAXIMUMASSESSMENT
20458 510-211-01-00-9 101 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-211-02-00-2 105 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-211-03-00-5 109 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-211-04-00-8 113 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-211-05-00-1 117 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-211-06-00-4 121 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-211-07-00-7 125 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-211-08-00-0 129 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-211-09-00-3 128 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-211-10-00-5 124 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-211-11-00-8 120 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-211-12-00-1 116 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-211-13-00-4 112 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-211-14-00-7 108 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-211-15-00-0 104 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-211-16-00-3 100 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-01-00-6 101 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-02-00-9 105 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-03-00-2 109 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-04-00-5 113 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-05-00-8 117 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-06-00-1 121 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-07-00-4 125 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-08-00-7 129 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-212-09-00-0 124 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-10-00-2 120 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-11-00-5 116 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-12-00-8 112 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-13-00-1 108 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-14-00-4 104 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-15-00-7 100 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-16-00-0 101 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-17-00-3 105 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-18-00-6 109 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-19-00-9 113 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-20-00-1 117 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-21-00-4 121 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-212-22-00-7 125 Majestic Sky Ct. Original Zone 1.00 $400.43 $400.43 20458 510-213-01-00-0 201 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-213-02-00-6 205 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-213-03-00-9 209 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-213-04-00-2 213 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-213-05-00-5 217 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-213-06-00-8 221 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-213-07-00-1 225 Rainshadow Ct. Original Zone 1.00 $400.43 $400.43 20458 510-213-08-00-4 2000 Del Rosa St. Original Zone 1.00 $400.43 $400.43 Page | 48
2024/2025 City of Ridgecrest
Consolidated Engineer’s Report
FUND APN SITUS ADDRESS ZONE BENEFIT
UNITS CHARGE MAXIMUMASSESSMENT
20458 510-213-09-00-7 2004 Del Rosa St. Original Zone 1.00 $400.43 $400.43 20458 510-213-10-00-9 2008 Del Rosa St. Original Zone 1.00 $400.43 $400.43 20458 510-213-11-00-2 2012 Del Rosa St. Original Zone 1.00 $400.43 $400.43 20458 510-213-12-00-5 2016 Del Rosa St. Original Zone 1.00 $400.43 $400.43 20458 510-213-13-00-8 216 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-213-14-00-1 212 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-213-15-00-4 208 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-213-16-00-7 204 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-213-17-00-0 200 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-214-01-00-0 201 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-214-02-00-3 205 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-214-03-00-6 209 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-214-04-00-9 213 Salt River Dr. Original Zone 1.00 $400.43 $400.43 20458 510-214-05-00-2 2024 Del Rosa St. Original Zone 1.00 $400.43 $400.43 20458 510-214-06-00-5 2028 Del Rosa St. Original Zone 1.00 $400.43 $400.43 20458 510-214-07-00-8 2032 Del Rosa St. Original Zone 1.00 $400.43 $400.43 20458 510-214-08-00-1 2036 Del Rosa St. Original Zone 1.00 $400.43 $400.43 20458 510-214-09-00-4 2037 Wild Thorn Dr. Original Zone 1.00 $400.43 $400.43 20458 510-214-10-00-6 2031 Wild Thorn Dr. Original Zone 1.00 $400.43 $400.43 20458 510-214-11-00-9 2025 Wild Thorn Dr. Original Zone 1.00 $400.43 $400.43 20458 510-214-12-00-2 2019 Wild Thorn Dr. Original Zone 1.00 $400.43 $400.43 20465 510-010-24-00-1 No Situs Available 01B 30.00 $5,825.10 $12,012.90 20465 510-220-01-00-5 100 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-02-00-8 104 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-03-00-1 108 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-04-00-4 112 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-05-00-7 116 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-06-00-0 120 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-07-00-3 124 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-08-00-6 128 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-09-00-9 132 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-10-00-1 136 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-11-00-4 140 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-12-00-7 144 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-13-00-0 148 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-14-00-3 152 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-15-00-6 156 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20465 510-220-16-00-9 160 Rainshadow Ct. 01B 1.00 $194.17 $400.43 20467 510-010-17-00-1 No Situs Available 01C 26.50 $2,500.28 $10,611.29 20468 343-351-34-00-8 Bowman Rd 2 13,117.41 $18,102.02 $19,531.82 20468 343-351-35-00-1 Bowman Rd 2 10,154.09 $14,012.64 $15,119.44 20470 343-351-01-00-2
(Council Capped) No Situs Available 3 107.53 $123.52 $124.52 20470 343-351-02-00-5
(Council Capped) No Situs Available 3 107.53 $123.52 $124.52 20470 343-351-03-00-8 No Situs Available 3 0.00 $0.00 $0.00 20470 343-351-06-00-7
(Council Capped) No Situs Available 3 107.53 $123.52 $124.52 20470 343-351-07-00-0
(Council Capped) No Situs Available 3 107.53 $123.52 $124.52 20470 343-351-08-00-3 No Situs Available 3 0.00 $0.00 $0.00 Page | 49
2024/2025 City of Ridgecrest
Consolidated Engineer’s Report
FUND APN SITUS ADDRESS ZONE BENEFIT
UNITS CHARGE MAXIMUMASSESSMENT
20470 509-020-21-00-5 901 S. China Lake Blvd. 3 1687.86 $1,954.54 $1,954.54 20470 509-020-22-00-8 911 S. China Lake Blvd. 3 4724.78 $5,471.29 $5,471.29 20470 509-020-46-00-8 No Situs Available 3 154.54 $178.96 $178.96 20471 456-351-01-00-5 1041 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-351-02-00-8 1037 Ocean Ave 4 1.00 $165.29 $180.52 20471 456-351-03-00-1 1033 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-351-04-00-4 1029 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-351-05-00-7 1025 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-351-06-00-0 1021 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-351-07-00-3 1017 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-352-01-00-2 850 Harriet St. 4 1.00 $165.29 $180.52 20471 456-352-02-00-5 846 Harriet St. 4 1.00 $165.29 $180.52 20471 456-352-03-00-8 1010 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-352-04-00-1 1014 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-352-05-00-4 1018 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-352-06-00-7 1022 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-352-07-00-0 1026 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-352-08-00-3 1030 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-352-09-00-6 1034 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-352-10-00-8 1038 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-361-01-00-8 801 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-361-02-00-1 805 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-361-03-00-4 809 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-361-04-00-7 813 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-361-05-00-0 817 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-361-06-00-3 821 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-361-07-00-6 825 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-361-08-00-9 1057 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-361-09-00-2 1053 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-361-10-00-4 1049 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-361-11-00-7 1045 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-362-01-00-5 1042 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-362-02-00-8 1046 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-362-03-00-1 1050 Ocean Ave. 4 1.00 $165.29 $180.52 20471 456-362-04-00-4 816 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-362-05-00-7 812 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-362-06-00-0 808 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-362-07-00-3 804 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-362-08-00-6 800 Paradise Dr. 4 1.00 $165.29 $180.52 20471 456-362-09-00-9 801 Beach Ct. 4 1.00 $165.29 $180.52 20471 456-362-10-00-1 807 Beach Ct. 4 1.00 $165.29 $180.52 20471 456-362-11-00-4 813 Beach Ct. 4 1.00 $165.29 $180.52 20471 456-362-12-00-7 819 Beach Ct. 4 1.00 $165.29 $180.52 20471 456-362-13-00-0 821 Beach Ct. 4 1.00 $165.29 $180.52 20471 456-362-14-00-3 818 Beach Ct. 4 1.00 $165.29 $180.52 20471 456-362-15-00-6 812 Beach Ct. 4 1.00 $165.29 $180.52 20471 456-362-16-00-9 806 Beach Ct. 4 1.00 $165.29 $180.52 20471 456-362-17-00-2 800 Beach Ct. 4 1.00 $165.29 $180.52 20472 453-281-01-00-4 1235 San Michele Pl. 5 1.00 $163.46 $176.96 20472 453-281-02-00-7 1241 San Michele Pl. 5 1.00 $163.46 $176.96 20472 453-281-03-00-0 1130 Marabella Dr. 5 1.00 $163.46 $176.96 Page | 50
2024/2025 City of Ridgecrest
Consolidated Engineer’s Report
FUND APN SITUS ADDRESS ZONE BENEFIT
UNITS CHARGE MAXIMUMASSESSMENT
20472 453-281-04-00-3 1124 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-281-05-00-6 1118 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-281-06-00-9 1112 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-281-07-00-2 1106 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-281-08-00-5 1100 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-282-01-00-1 1125 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-282-02-00-4 1119 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-282-03-00-7 1113 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-282-04-00-0 1107 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-282-05-00-3 1101 Marabella Dr. 5 1.00 $163.46 $176.96 20472 453-291-01-00-7 1219 San Michele Pl. 5 1.00 $163.46 $176.96 20472 453-291-02-00-0 1225 San Michele Pl. 5 1.00 $163.46 $176.96 20472 453-291-03-00-3 1229 San Michele Pl. 5 1.00 $163.46 $176.96 20472 453-292-01-00-4 1124 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-292-02-00-7 1118 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-292-03-00-0 1112 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-292-04-00-3 1106 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-292-05-00-6 1100 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-293-01-00-1 1125 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-293-02-00-4 1119 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-293-03-00-7 1113 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-293-04-00-0 1107 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-293-05-00-3 1101 Terra Bella Pl. 5 1.00 $163.46 $176.96 20472 453-301-01-00-9 1213 San Michele Pl. 5 1.00 $163.46 $176.96 20472 453-301-02-00-2 1207 San Michelle Pl. 5 1.00 $163.46 $176.96 20472 453-301-03-00-5 1201 San Michele Pl. 5 1.00 $163.46 $176.96 20472 453-301-04-00-8 1129 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-301-05-00-1 1125 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-301-06-00-4 1119 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-301-07-00-7 1113 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-301-08-00-0 1107 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-301-09-00-3 1101 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-302-01-00-6 1124 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-302-02-00-9 1118 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-302-03-00-2 1112 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-302-04-00-5 1106 Via Flore Wy. 5 1.00 $163.46 $176.96 20472 453-302-05-00-8 1100 Via Flore Wy. 5 1.00 $163.46 $176.96 Totals 30493.30 $ 92,680.55 $ 113,813.69
Parcel Count Total 181
Parcel Count Levied 179
Page | 51
2024/2025 City of Ridgecrest
Consolidated Engineer’s Report
Reserve Fund Contributions:
Zone Reserve Contribution Reserve Fund Est. Balance General Fund Contribution 1A ($2,732.88) $24,495.45 $0.00
1B $0.00 9,387.00 $0.00
1C $0.00 $8,469.00 $0.00
2 $0.00 $28,772.00 $0.00
3 $0.00 ($11,190.73) $11,190.73
4 $0.00 $5,253.00 $0.00
5 $0.00 $2,700.62 $0.00
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Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
SUBJECT: Initializing Staff To Prepare An Engineers Report For The Intent To Levy And Collection Of Assessments For Drainage Benefit Assessment District 2016-1 (The “District”) For Fiscal Year 2024/2025, Pursuant To The Provisions Of The Benefit Assessment Act Of 1982, Being Chapter 6.4 Of The California Government Code; And The Announcement Of A Public Hearing On June 5, 2024 For The Proposed Assessment PRESENTED BY: Travis Reed, Director of Public Works
SUMMARY:
The items scheduled for consideration at this meeting will open the process and allow the City to levy assessments for Fiscal Year 24-25 through the Kern County AssessorRecorder’s office for collection via property tax bills.
Should the City Council conclude, staff will prepare a Draft Engineer’s Annual Levy Report, file said report with the City Clerk, and schedule a public hearing to receive comments from interested persons. The staff recommended date for the public hearing shall be June 5, 2024, in Council Chambers at 6 pm. Said hearing will discuss any recommended changes and items that are in need of amending.
NO ACTION SHOULD BE TAKEN ON THE RESOLUTION ORDERING THE MAINTENANCE OF EXISTING IMPROVEMENTS.
After the public hearing, staff will modify the report as directed and bring the matter back for final approval, tentatively set for June 19, 2024. The changes to the assessment must be concluded by July 8, 2024, to meet the final filing deadline with the Kern County AssessorRecorder’s office. A final resolution and adoption of the Engineers Annual Levy Report must be completed by August 9, 2024.
Staff recommends as Follows:
1. Authorize a public hearing on June 5, 2024 to receive oral statements and written comments concerning the City of Ridgecrest Drainage Benefit Assessment District 2016-1 for Fiscal Year 24-25.
2. Direct staff to complete the Draft Engineers Annual Levy Report prior to the public hearing so:
a. A draft budget can be reviewed.
b. Any use of Drainage Benefit Assessment District 2016-1 reserve fund can be identified.
c. And, if necessary, the supplemental amount from the City General Fund can be identified.
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
The formation of Drainage Benefit Assessment District No. 2016-1 was established in 2016 pursuant to the provisions of the Benefit Assessment Act of 1982, being Chapter 6.4 of the California Government Code, commencing with Section 54703.
The City of Ridgecrest is perpetuating the District to continue a dedicated revenue source to fund the expenses related to the special benefit to properties in the District to pay for the ongoing maintenance, operation and servicing of the local drainage improvements established in connection with development of the properties within the residential subdivisions known as a portion of Tract No. 6740, all of Tentative Tract No. 6700 and all of Tentative/Developed Tract No. 6775 which are generally located on the west side of College Heights Boulevard, just North of Kendall Avenue and South of Springer Ave. The District includes a portion of Tract 6740 with fifty-three (53), TTM 6775 with seventy-six (76) and TTM 6700 with fifty-three (53) single-family residential properties, associated public drainage easements drainage basin as identified on the approved tract maps for Tract No. 6740, TTM 6700 and TTM 6775.
FISCAL IMPACT:
The Estimated total budget cost to the District is $4,031.06. Annual maintenance costs are funded through the assessments placed on the property tax bills, and is further described as follows:
Drainage District Item Cost
2016-1 Drainage Sump Expenses
(Reduced by 1k No Maint.
Req. in FY23)
$500.00
Incidentals
(reserve/printing/postage/co
unty collection/city
overhead)
$3,530.00
Levy Per EBU $32.12
Max Levy Per EBU $118.459
Total Benefit Unit 125.5
Balance to Levy $4,031.06
Reserve Fund
(Contribution)/Collection
$250.00
Total amount collected
(Amount Required +
Reserve Contribution)
$4,031.06
Estimated Reserve Balance $30,863.74
Ridgecrest City Council
Successor Redevelopment Agency
Financing Authority
Housing Authority
STAFF REPORT
The amount levied per the establishing Engineers report may be increased by 3.5% annually. The previous year levied was $32.12, this year’s levy remained the same, and represents what staff feels is necessary for the continued operation and maintenance of the District. With the fund balance, and no plan to develop the area northerly of tract 6775, staff feels the proposed amount is sufficient. We have not had to maintain much in the past years, and staff feels $30,000 is a good fund balance at this time.
The City General Fund Contribution will be $0.00.
ACTION REQUESTED:
1.) Authorize a public hearing on June 5, 2024 to receive oral statements and written comments concerning the City of Ridgecrest Drainage Benefit Assessment District 2016-1 for Fiscal Year 24-25.
2.) Direct staff to complete the Draft Engineers Annual Levy Report prior to the public hearing so:
a. A draft budget can be reviewed.
b. Any use of Drainage Benefit Assessment District 2016-1 reserve fund can be identified.
c. And, if necessary, the supplemental amount from the City General Fund can be identified.
CITY MANAGER RECOMMENDATION:
Action as requested
Submitted by: Travis Reed Action Date: May 15, 2024
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RESOLUTION NO. 24 - Xx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RIDGECREST, CALIFORNIA INITIALIZING STAFF TO PREPARE AN
ENGINEERS REPORT FOR THE INTENT TO LEVY AND COLLECTION
OF ASSESSMENTS FOR DRAINAGE BENEFIT ASSESSMENT
DISTRICT 2016-1 FOR FISCAL YEAR 2024/2025, PURSUANT TO THE PROVISIONS OF THE BENEFIT ASSESSMENT ACT OF 1982, BEING CHAPTER 6.4 OF THE CALIFORNIA GOVERNMENT CODE; AND THE
ANNOUNCEMENT OF A PUBLIC HEARING ON JUNE 5, 2024 FOR THE
PROPOSED ASSESSMENT
The City Council of the City of Ridgecrest (hereafter referred to as the “City Council”) does resolve as follows:
WHEREAS, The City Council by previous Resolutions formed and levied annual assessments for the Drainage Benefit Assessment District No. 2016-1 (hereafter referred to as the “District”), pursuant to the provisions of the Benefit Assessment Act of 1982, Being Chapter 6.4 of the California Government Code (commencing with section 54703) (hereafter referred to as the “Act”); and,
WHEREAS, the Act provides the City Council the authority to annually levy and collect assessment for the District on the Kern County tax roll on behalf of the City of Ridgecrest to pay the maintenance and services of the improvements and facilities related thereto; and,
WHEREAS, a public hearing must be held to declare the intention to levy and collect assessments, describe existing and proposed improvements, refer to the assessment district distinctively, indicate the general location of the district, refer to the report of the engineer to be filed with the City Clerk, give notice of the date, hour and place of the public hearing, as fixed by section 54716.b. of the provisions of the Benefit Assessment Act of 1982, Chapter 6.4 of the California Government Code, and stat whether the assessment is proposed to increase from the previous year; and, WHEREAS, the City Council directs City staff to prepare and file an Engineer’s Annual Levy Report (hereafter referred to as the “Engineer’s Report”) with the City Clerk in accordance with the Act.
NOW, THEREFORE BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY COUNCIL FOR THE DISTRICT, PURSUANT TO CHAPTER 6.4, SECTION 54715 OF THE ACT, AS FOLLOWS:
Section 1: The above recitals are true and correct.
Section 2: The City Council hereby orders City staff to prepare and file with the City Clerk the preliminary Engineer’s Report concerning the levy of assessments for the District for the fiscal year commencing July 1, 2024, and ending June 30, 2025, in accordance with Chapter 6.4, Section 54715 of the Act.
RESOLUTION NO. 24 – Xx Page 2 of 2
Section 4: The City Council of the City of Ridgecrest does hereby set the public hearing to declare the intention to levy and collect assessments, for June 5, 2024 at 6:00 pm in the City Council Chambers, approves the Notice of Public Hearing, and directs the City Clerk to publish the notice.
Section 3: The proposed improvements within the District shall include: activities necessary to maintain and service the corresponding drainage improvements required within the district; including but not limited to:
material, labor, incidentals, repair, rehabilitation, storm drain, storm drain basisns/parks, sumps, sump slopes, sump pumps, drainage mains, sump slopes, weed abatement, site fencing, inlet and outlet structures, and all appurtenant facilities, equipment, materials and utilities related to the aforementioned improvements. The preliminary Engineer’s Report shall describe the improvements and any substantial changes in existing improvements.
Section 4: Assessments: The City Council hereby determines that to provide the improvements generally described in Section 3 of this resolution and to be detailed in the Engineer’s Report, it will be necessary to levy and collect assessments against all lots and parcels within the District, in which were not previously removed by resolution for fiscal year 2024/2025 and said assessments shall be outlined and described in the preliminary Engineer’s Report and imposed pursuant to the provisions of the Act and the California Constitution Article XIIID.
PASSED, APPROVED, AND ADOPTED this 15
th day of May, 2024.
Ayes:
Noes:
Absent:
Abstained:
__________________________________
Eric A. Bruen, Mayor of the
City of Ridgecrest, California
ATTEST:
_______________________________
Ricca Charlon, City Clerk of the
City of Ridgecrest, California
City of Ridgecrest
Drainage Benefit Assessment
District
No. 2016-1
(TRACT MAP 6700, 6775 AND PARTS OF 6740)
ENGINEER’S REPORT FISCAL
YEAR 2024/2025
Intent Meeting: May 15, 2024
Public Hearing: June 5, 2024
Adoption: June 19, 2024
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ASSESSMENT ENGINEER'S AFFIDAVIT
RIDGECREST DRAINAGE BENEFIT ASSESSMENT
DISTRICT NO. 2016-1
(Tracts 6700, 6775 and parts of Tract 6740)
City of Ridgecrest
Kern County, State of California
This Report describes the improvements of the City of Ridgecrest Drainage Benefit Assessment District No. 2016-1 (Tracts, 6700, 6775 & parts of 6740), as they existed at the time of the passage of the Resolution of Intention. Reference is hereby made to the Kern County Assessor’s maps for a detailed description of the lines and dimensions of parcels within the District. The undersigned respectfully submits the enclosed Report as directed by the City Council.
Dated this ____________ day of ______________, 2024.
By: ________________________________
Travis Reed, Public Works Director
R.C.E. # 93828
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TABLE OF CONTENTS
TABLE OF CONTENTS ................................................................................................................3 INTRODUCTION ........................................................................................................................... 4 PART I — PLANS AND SPECIFICATIONS .................................................................................6 PROPERTIES WITHIN THE DISTRICT .................................................................................6 FUNDING AUTHORIZED BY THE 1982 ACT........................................................................6 IMPROVEMENTS AND SERVICES ......................................................................................6 DRAINAGE MAINTENANCE ..............................................................................................7 PART II — METHOD OF APPORTIONMENT ..............................................................................8 BENEFIT ANALYSIS ........................................................................................................8 ASSESSMENT METHODOLOGY........................................................................................9 Equivalent Benefit Units:.................................................................................10 Land Use Tracts 6700, 6775 and parts of Tract 6740 .....................................11 Assessment Calculations:...............................................................................12 ASSESSMENT RANGE FORMULA....................................................................................12 PART III — DISTRICT BUDGETS ...............................................................................................14 PART IV — DISTRICT DIAGRAM ...............................................................................................16 PART V — ASSESSMENT ROLL................................................................................................17 MAXIMUM ASSESSMENT ROLL.......................................................................................18 ASSESSMENT ROLL FISCAL YEAR 2021/2022 ...............................................................18 2024/2025 City of Ridgecrest 4 | P a g e
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INTRODUCTION
Pursuant to the provisions of the Benefit Assessment Act of 1982, being Chapter 6.4 of the California Government Code, commencing with Section 54703 (hereafter referred to as the “1982 Act”), and in compliance with the substantive and procedural requirements of the California State Constitution Article XIIID (hereafter referred to as the “California Constitution”), the City Council of the City of Ridgecrest, County of Kern, State of California (hereafter referred to as “City”), annually levies and collects special assessments in order to provide annual maintenance for Drainage Benefit Assessment District No. 2016-1 Tracts 6700, 6775 and parts of Tract 6740 (hereafter referred to as “District”), which includes all lots and parcels of land within Tracts 6700, 6775 and parts of Tract 6740 that will receive special benefit from the drainage improvements installed and maintenance in connection with the development of these residential subdivisions within the City limits of Ridgecrest. This Engineer’s Report (hereafter referred to as “Report”) has been prepared for the District and the levy and collection of annual assessments in fiscal year 2024/2025, as required pursuant to Section 54716 of the 1982 Act.
This Report describes the District, the improvements and levy and collect annual assessments on the County tax roll to provide ongoing funding for the costs and expenses required to service and maintain drainage improvements and appurtenant facilities that are necessary and essential requirements for the development of the properties within the District to cause the protection of those properties and the surrounding ecological environment from flooding. The improvements to be provided by the District and the assessments described herein are made pursuant to the 1982 Act and the substantive and procedural provisions of the California Constitution.
The budgets and assessments described in this Report are based on the planned improvements and development requirements associated with Tracts 6700, 6775 and parts of Tract 6740. The budgets described herein, represent an estimate of the direct expenditures, incidental expenses, and fund balances that will be necessary to ensure proper maintenance, servicing and funding needs to support the drainage improvements that provide special benefit to properties within the District.
The word “parcel,” for the purposes of this Report, refers to an individual property assigned its own Assessor’s Parcel Number (APN) by the Kern County Assessor’s Office. The Kern County Auditor-Controller uses Assessor’s Parcel Numbers and specific Fund Numbers to identify properties to be assessed on the tax roll for the special benefit assessments.
Each subsequent fiscal year, a Report shall be prepared and presented to the City Council describing any changes to the improvements, the services, the annual budget and assessments for that fiscal year, and the City Council shall hold a noticed public hearing regarding these matters prior to approving and ordering the levy of assessments.
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Part I
Plans and Specifications: A description of the District boundaries and the improvements associated with the District. The District is a single benefit zone encompassing all properties within the territory identified as Ridgecrest Drainage Benefit Assessment District 2016-1 (Tracts 6700, 6775 and parts of Tract 6740).
Part II
The Method of Apportionment: A discussion of benefits the improvements and services provided to properties within the District and the method of calculating each property’s proportional special benefit and annual assessment. This section also identifies and outlines an Assessment Range Formula that provides for an annual adjustment to the maximum assessment rate that establishes limits on future assessments, but also provides for reasonable cost adjustments due to inflation without the added expense of additional property owner protest ballot proceedings.
Part III
The District Budget: An estimate of the annual costs to operate, maintain and service drainage improvements related to the properties within the District. This budget includes an estimate of anticipated direct maintenance costs and incidental expenses including, but not limited to administration expenses and the collection of appropriate fund balances to establish an initial maximum assessment to be approved by the property owners of record. The special benefit maximum assessment for this District is based on an estimate of the annual maintenance and operational expenses at full build out of the improvements. The assessments for the first fiscal year (2017/2018), and each subsequent year shall be based on the estimated net annual cost of operating, maintaining and servicing the District improvements for that fiscal year. The maximum assessment (Rate per Equivalent Benefit Unit) identified in the budget of this Report establishes the initial maximum assessment rate for the District in fiscal year 2017/2018 and shall be adjusted annually by the Assessment Range Formula described in the method of apportionment.
Part IV
District Diagram: A Diagram showing the exterior boundaries of the District is provided in this Report and includes all parcels that will receive special benefits from the improvements. Parcel identification, the lines and dimensions of each lot, parcel and subdivision of land within the District, are inclusive of all parcels as shown on the Kern County Assessor's Parcel Maps as they existed at the time this report was prepared and includes all subsequent subdivisions, lot line adjustments or parcel changes therein.
Reference is hereby made to the Kern County Assessor’s maps for a detailed description of the lines and dimensions of each lot and parcel of land within the District.
Part V
Assessment Roll: A listing of the assessment amount to be presented to the property owners of record in the protest ballot proceedings required pursuant to the provisions of the California Constitution. The assessment amount for each parcel is based on the parcel’s proportional special benefit as outlined in the method of apportionment and the initial maximum assessment rate.
This Report consists of five (5) parts:
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PART I — PLANS AND SPECIFICATIONS
PROPERTIES WITHIN THE DISTRICT
Drainage Benefit Assessment District No. 2016-1, (Tracts 6700, 6775 and parts of Tract 6740), will consist of 182 residential properties, a park, and storm drain basin at build- out.
The purpose of the District is to ensure the ongoing maintenance, operation, and servicing of drainage improvements currently installed, or scheduled to be installed in connection with development of properties within the District. This District will provide the financial mechanism (annual assessments) by which the ongoing operation and maintenance of these improvements will be funded.
The District structure, improvements, method of apportionment and assessments described in this Report are based on current development and improvement plans including all estimated direct expenditures, incidental expenses, and reserves associated with the maintenance and servicing of the improvements.
The District is located within the boundaries of the City of Ridgecrest, generally situated on College Heights Blvd. South of W. Springer Ave., and North of W. Kendall Ave.
FUNDING AUTHORIZED BY THE 1982 ACT
As generally defined by the Benefit Assessment Act of 1982 and applicable to this District, the City may impose a benefit assessment to finance the maintenance and operation costs of the following services:
1) Drainage; and,
2) Flood Control
In addition to imposing a benefit assessment for the annual maintenance and operation of the District improvements, the City may also authorize an assessment or utilize existing assessment revenues to finance the installation, construction or replacement of drainage and flood control facilities. While such activities are permitted under the 1982 Act, the budget and assessments for this District only provide for normal maintenance and operation of the improvements. Since most major rehabilitation/construction projects result from unforeseen damages, the extent and cost of such projects are not easily predicted and to accumulate funds as part of the normal annual assessments is not practical. If such funding becomes necessary, the City may present a new or increased assessment to the property owners to support such projects.
IMPROVEMENTS AND SERVICES
The purpose of this District is to fund the activities necessary to maintain and service the corresponding drainage improvements required of properties within the District. The maintenance and operation of these improvements may include but are not limited to all materials, equipment, labor, and incidental expenses deemed necessary to keep these improvements in satisfactory condition as well as the collection of assessment 2024/2025 City of Ridgecrest 8 | P a g e
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installments for the periodic service activities, repair or rehabilitation of various improvements and facilities (not capital improvements expenditures or replacement of the drainage infrastructure).
Detailed maps and descriptions of the location and extent of the improvements to be maintained by the District are on file in the Office of Public Works and by reference are made part of this Report. These plans and specifications may be amended or modified from time to time to reflect future property development within the District or necessary changes to the planned developments currently approved by the City. The net annual cost to provide and maintain the improvements determined to be of special benefit shall be allocated to each property in proportion to the special benefits received from those various improvements. The District improvements and services are generally described as:
DRAINAGE MAINTENANCE
For Tracts 6700, 6775 and parts of Tract 6740, the drainage improvements are as follows:
• Storm Drain Basin/Park
• Storm Drain Sumps
• Drainage Mains
• All appurtenant facilities, equipment, materials and utilities related to the aforementioned improvements.
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PART II — METHOD OF APPORTIONMENT
The 1982 Act permits the establishment of assessment districts by agencies for the purpose of providing for the maintenance, operation and servicing of drainage and flood control improvements as well as streets, roads and appurtenant facilities. The 1982 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The amount of the assessment imposed on any parcel of property shall be related to the benefit to the parcel which will be derived from the provision of the service”.
Furthermore:
“The annual aggregate amount of the assessment shall not exceed the estimated annual cost of providing the service, except that the legislative body may, by resolution, determine that the estimated cost of work authorized … is greater than can be conveniently raised from a single annual assessment and order that the estimated cost shall be raised by an assessment levied and collected in installments…. The revenue derived from the assessment shall not be used to pay the cost of any service other than the service for which the assessment was levied.
The method of apportionment described in this Report for allocation of special benefit assessments reflects the composition of parcels within the District and the improvements and services provided, to fairly apportion the costs based on the special benefits to each parcel.
BENEFIT ANALYSIS
The ongoing maintenance and servicing of the District improvements is an integral part of the use and preservation of the properties within the District and as such confer a particular and distinct special benefit to those parcels. The proper maintenance of the improvements and appurtenant facilities allows individual parcels to be developed and used to their fullest extent by ensuring adequate drainage and proper control of excess water during hydrological events, which is essential to preservation and protection of private property. In reviewing the drainage analysis prepared in connection with the development of properties in Tracts 6700, 6775 and parts of Tract 6740 (which contains all parcels within the District) it was determined that improvements to be maintained through this District are only necessary to provide drainage and control of excess water during hydrological events for properties within the District. That analysis indicated that the drainage and flow of excess water during hydrological events from surrounding properties will not be addressed by the District improvements and these improvements are only necessary to mitigate water run-off from the properties in the District.
Therefore, it has been determined that these drainage improvements and the maintenance and servicing of such improvements is entirely a special benefit to properties in the District and there is no quantifiable general benefit to properties or the public at large.
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However, the drainage improvements proposed are paramount to the protection of existing public and private improvements which lie north of the subject district.
ASSESSMENT METHODOLOGY
All costs associated with the improvements and services shall be fairly distributed among the parcels based upon the special benefit received by each parcel. Additionally, in compliance with the California Constitution Article XIIID Section 4, each parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred to that parcel. The method of apportionment established for this District and described herein, reflects the proportional special benefit each property receives from the improvements and services based on the actual land use of that parcel as compared to other properties within the District. The benefit formula used to determine the assessment obligation for each parcel is based upon both the type of improvements that benefit that particular parcel as well as the land use of each property as compared to other parcels that benefit from those specific improvements.
Upon review of the improvements and the development of properties within the District it has been determined that all properties receive similar special benefits from each of the improvements and services to be funded by annual assessments and a single zone of benefit is appropriate for the allocation of the assessments and proportional special benefit.
Furthermore, with the exception of the drainage sump, pocket park and public rights of way, all units within the District are zoned as residential.
Equivalent Benefit Units:
To assess benefits equitably it is necessary to relate each property’s proportional special benefits to the special benefits of other properties within the District. The method of apportionment established for most districts formed under the 1982 Benefit Act utilizes a weighted method of apportionment known as an Equivalent Benefit Unit (EBU) methodology that uses a weighted EBU based on an assessment formula that equates the property’s specific development characteristics such as land use and size to that of other properties in the District.
Because this district will ultimately be comprised of only properties that will be developed for residential use, the single-family residential unit or lot is assigned one (1.000) Equivalent Benefit Unit (EBU) and other property types (land uses) are proportionately weighted (weighted EBU) based on a benefit formula that equates each property’s specific characteristics and special benefits to that of the single-family residential unit. Based on the planned development of properties in Tract 6700 and Tract 6775, the following land use classifications and proportional EBUs are outlined in the following:
Single-Family Residential Property — is defined as a fully subdivided residential home site with or without a structure. For purposes of establishing the proportional special benefits and equivalent benefit units for other land uses in this District, the single-family residential land use is designated as the basic unit of assessment and shall be assigned 1.000 EBU per parcel.
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Vacant Property — is defined as property that has been identified as undeveloped, but has reasonable development potential (Few or no development restrictions). When considering the special benefits from the improvements it becomes evident that the proportional special benefits associated with vacant property is less than that of developed properties because the full improvement infrastructure associated with the property has likely not been installed, but they do benefit from the overall drainage improvements such as the drainage basin. Therefore, the Equivalent Benefit Units applied to these properties shall be based on 0.500 EBU per planned residential unit for the property or 1.000 EBU per acre if the number of planned residential units is unknown.
Exempt Property (Parcel) — identifies parcels that for various reasons, it has been determined that the parcel does not and will not receive special benefits from the improvements. This land use classification may include but is not limited to:
➢ Lots or parcels identified as public streets and other roadways (typically not assigned an APN by the County);
➢ Dedicated public easements including open space areas, utility rights-of-way, greenbelts, parkways, or other publicly-owned or utility-owned land that serves the community or general public and are not considered or classified as developed public properties, this excludes drainage devices such as cross gutters, spandrels, curb drains, inlets, etc. that are specifically designed to capture drainage of the area; ➢ Parcels of land that are privately owned, but cannot be developed independently from an adjacent property or is part of a shared interest with other properties, such as common areas, including parks, sliver parcels, bifurcated lots or properties with very restrictive development potential or use.
Because these properties either provide a public service that is comparable to landscaping or street lighting improvements, or they are dependent on another property or development, these types of parcels have no direct need for such improvements and are considered to receive no special benefits Therefore these parcels shall be exempt from assessment and are assigned 0.000 EBU. However, these properties shall be reviewed annually by the assessment engineer to confirm the parcel’s use and/or development status has not changed.
Special Case Property — In many districts where multiple land use classifications are involved or the properties being developed are being constructed in phases, there may be one or more properties that the standard land use classifications do not accurately identify the use and special benefits received from the improvements or there may be something about that particular parcel that should be noted for review in subsequent fiscal years.
The Equivalent Benefit Units assigned to Special Case Properties will vary depending on the circumstances and reasons for treating each particular property as a Special Case. The Equivalent Benefit Unit(s) assigned to each such parcel may be based on adjusted acreage, units, planned subdivided lots, or a combination of those factors. The City and/or the assessment engineer tasked with the administration of the District shall 2024/2025 City of Ridgecrest 12 | P a g e
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annually review each parcel designated as a Special Case Property and based on that review shall make appropriate adjustments to that property’s land use and Equivalent Benefit Unit assignment as warranted.
Land Use Tracts 6700, 6775 and parts of Tract 6740
Assessment Calculations:
The total number of Equivalent Benefit Units (EBU’s) is the sum of all individual EBU's applied to parcels that receive special benefit from the improvements. An assessment amount per EBU (Assessment Rate) for the improvements is established by taking the total cost of the improvements and dividing that amount by the total number of EBU’s of all parcels benefiting from the improvements. This Rate is then applied back to each parcel’s individual EBU to determine the parcel’s proportionate benefit and assessment obligation for the improvements.
Total Balance to Levy / Total EBU = Levy per EBU
Levy per EBU x Parcel EBU = Parcel Levy Amount
ASSESSMENT RANGE FORMULA
Any new or increased assessment requires certain noticing and meeting requirements by law. Prior to the passage of Proposition 218 (California Constitution Articles XIII C and XIII D), legislative changes in the Brown Act defined a "new or increased assessment" to exclude certain conditions. These conditions included "any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed." This definition and conditions were later confirmed through Senate Bill 919 (Proposition 218 implementing legislation).
The purpose of establishing an Assessment Range Formula is to provide for reasonable increases and inflationary adjustment to annual assessments without requiring costly noticing and mailing procedures, which could add to the Annexation costs and assessments. Commencing with fiscal year 2016/2017, the amount of the assessment for the Annexation may be increased to adjust for increases in labor and material costs.
The increase established for this District is a Fixed 3.5% annual inflationary adjustment (Assessment Range Formula).
Property Type Equivalent Benefit Units
Residential 1.000 per Lot/Unit
Vacant Property (Planned Units) 0.500 per planned Lot/Unit Vacant Property (Unknown Units) 1.000 per Acre
Exempt Parcel - per Lot/Parcel
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The Maximum Assessment is adjusted annually and is calculated independent of the annual budget and annual assessment. Any annual assessment (rate per EBU less than or equal to this Maximum Assessment) is not considered an increased assessment, even if the assessment is greater than the assessment applied in the prior fiscal year.
Although the Maximum Assessment will increase each year, the actual assessment may remain unchanged. The Maximum Assessment adjustment is designed to establish a reasonable limit on assessments. The Maximum Assessment calculated each year does not require or facilitate an increase to the annual assessment and neither does it restrict assessments to the adjusted maximum amount. If the budget and assessment for the fiscal year do not require an increase, or the increase is less than the adjusted Maximum Assessment, then the required budget and assessment may be applied without additional property owner balloting. If the budget and assessments calculated requires an increase greater than the adjusted Maximum Assessment, then the assessment is considered an increased assessment and would be subject to balloting. 2024/2025 City of Ridgecrest 14 | P a g e
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PART III — DISTRICT BUDGETS
The following budget outlines the estimated annual costs to be collected to maintain the improvements and the applicable assessment rates for Fiscal Year 2024/2025.
MAINTENANCE & OPERATION EXPENSES
Proposed
FY 2024/2025
Budget
Drainage Sump Pump Expenses
Drainage Sump Pump and Basin Maintenance
(Primarily Slope re-solidification and weed
abatement)
$500.00
Total Direct Costs $500.00
INCIDENTAL/ADMINISTRATION EXPENSES
Reserve Fund Collection $250.00
Printing and Publishing 160.00
Mailing and Postage 40.00
County Collection Fee 80.00
City Overhead and Administration 3,000.00
Consulting fees 0.00
Total Incidental Costs $3,530.00
Total Maintenance, Operation & Incidental Expenses $4,030.00
COLLECTIONS/(CREDITS) APPLIED TO LEVY
General Benefit Contribution $0.00
Additional City Contribution $0.00
Total Contribution/Credit $0.00
Balance to Levy (Budgeted) $4,030.00
DISTRICT STATISTICS
Total Parcels 71
Total Parcels Levied 71
Total Equivalent Benefit Units 125.50
Levy Per EBU (Applied) $32.12
Maximum Assessment Rate per EBU $118.459
Amount to Collect $4,031.06
Prior Year Levy per EBU (Applied) $32.12
Prior Year Maximum Assessment Rate per EBU $114.453
Change in Maximum Rate from Prior Year 3.50%
Reserve Fund
Fund Balances from City
Estimated Beginning Reserve Balance - June 30, 2024 $30,613.74 Reserve Fund Collection/Contribution 250.00
Estimated Ending Account/Reserve Balance -
June 30, 2024
$30,863.74
Note: Variance from budget due to rounding and County even penny rule. Target Reserve is $50,000.00
MAINTENANCE & OPERATION EXPENSES
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PART IV — DISTRICT DIAGRAM
The following District Diagram identifies the area of land within the District to be designated as “Drainage Benefit Assessment District No. 2016-1 (Tracts 6700, 6775 and parts of Tract 6740)”, based on the development and improvement plans for the District, Kern County Assessor’s Maps, and Kern County Assessor’s property information as the same existed at the time this Report was prepared. The District includes Kern County Assessor’s Parcel Map Book 510: Pages 211, 213, 214 (all Parcels); Page 212 Parcels 1 through 8; and Page 010 Parcels 17 and 18. The combination of this map and the Assessment Roll contained in Part V of this Report constitute the Assessment Diagram for the District.
A copy of the District Diagram follows:
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ASSESSMENT DIAGRAM FOR
DRAINAGE BENEFIT ASSESSMENT DISTRICT NO. 2016-1
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PART V — ASSESSMENT ROLL
Parcel identification for each lot or parcel within the District is outlined in the preceding Assessment Diagram and is based on available parcel maps and property data from the Kern County Assessor’s Office at the time this Engineer’s Report was prepared. A listing of the lots and parcels to be assessed within this District for Fiscal Year 2024/2025 along with the assessment amount for each such lot or parcel is provided below.
If any parcel submitted for collection is identified by the County Auditor-Controller to be an invalid parcel number for the fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County AuditorController. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment and assessment rates described in this Report as approved by the City Council. Therefore, if a single parcel is subdivided to multiple parcels, the assessment amount applied to each of the new parcels shall be recalculated and applied according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment amount.
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MAXIMUM ASSESSMENT ROLL
Subsequent to this section and the Assessment Roll Fiscal Year 2021/2022 is a list of the lots and parcels of land (parcels) within the District and the corresponding maximum assessments being set for Fiscal Year 2021/2022 as determined by the assessment rate and method of apportionment described herein.
ASSESSMENT ROLL FISCAL YEAR 2022/2023
The following is a list of the lots and parcels of land (parcels) within the District and the corresponding assessments to be levied and collected for Fiscal Year 2024/2025 as determined by the assessment rate and method of apportionment described herein:
APN Designated Land
Use
Equivalent
Benefit Unit
Proposed
Levy
Maximum
Levy
Proposed
Assessment
Maximum
Assessment
510-010-17-00 Undeveloped
Residential (Acreage) 26.50 $32.12 $118.458 $851.18 $3,139.14 510-010-24-00 Undeveloped
Residential (Acreage) 30.00 $32.12 $118.458 $963.60 $3,553.74 510-211-01-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-02-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-03-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-04-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-05-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-06-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-07-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-08-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-09-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-10-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-11-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-12-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-13-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-14-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-15-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-211-16-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-212-01-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-212-02-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-212-03-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-212-04-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-212-05-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-212-06-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-212-07-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-212-08-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-01-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-02-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-03-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-04-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-05-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-06-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-07-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 2024/2025 City of Ridgecrest 20 | P a g e
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510-213-08-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-09-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-10-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 APN Designated Land
Use
Equivalent
Benefit Unit
Proposed
Levy
Maximum
Levy
Proposed
Assessment
Maximum
Assessment
510-213-11-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-12-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-13-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-14-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-15-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-16-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-213-17-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-01-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-02-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-03-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-04-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-05-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-06-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-07-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-08-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-09-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-10-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-11-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-214-12-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-01-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-02-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-03-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-04-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-05-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-06-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-07-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-08-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-09-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-10-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-11-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-12-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-13-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-14-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-15-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 510-220-16-00 Residential 1.00 $32.12 $118.458 $32.12 $118.458 Total 125.50 $4,031.06 $14,866.482
Total Parcel Count 71.00
8 This Page Intentionally Left Blank
CITY COUNCIL/SUCCESSOR REDEVELOPMENT AGENCY/
HOUSING AUTHORITY/FINANCING AUTHORITY AGENDA ITEM
SUBJECT: Offer Of A Private Party To Acquire Successor Agency Land: Approximately 1.46 Acres Within The Ridgecrest Business Park (APN: 033-070-28) And Approval Of Resolution PRESENTED BY: Heather Spurlock, City Planner
SUMMARY:
In accordance with state law regarding dissolution of redevelopment agencies, the Successor Agency to the Ridgecrest Redevelopment Agency prepared a draft Long-range Property Management Plan in 2013 (the “2014 LRPMP”) to address the disposition and use of the real property owned by the former Redevelopment Agency; the 2014 LRPMP was submitted to the California Department of Finance (“DOF”). DOF indicated that various revisions were required to be made to the 2014 LRPMP.
Subsequently, the Successor Agency approved and submitted to DOF a revised draft long range property management plan (the “2015 LRPMP”, or the “LRPMP”). The State Department of Finance (DOF) approved the 2015 LRPMP as the long-range property management plan (“LRPMP”) for the Successor Agency by later dated as of October 6, 2015.
The subject property consists of approximately 1.46 acres located within the Ridgecrest Business Park and sometimes designated as APN 033-070-28 (the “Property”).
An independent appraisal was conducted by Central California Appraisals on February 20, 2024. The appraisal determined the market value of Property was $250,000.00.
Following approval of the LRPMP, the Property has been continuously available for purchase by private parties. Recently, the Successor Agency received an offer by Desert Valleys Federal Credit Union, (“Buyer”) to purchase the Property for a purchase price of Two Hundred and Fifty Thousand Dollars ($250,000.00) (the “Purchase Price”) and subject to such other terms and conditions as are set forth in that document entitled “Purchase and Sale Agreement and Joint Escrow Instructions” as submitted herewith (the “Purchase and Sale Agreement”).
Although the LRPMP contemplated the possibility that the Property would be purchased by the City of Ridgecrest (the “City”) for future economic development purposes, the Buyer, a private party, has come forward with an offer to purchase the Property under the terms and conditions set forth in the Purchase and Sale Agreement. The sale to a private party will generate proceeds, net of costs to process the transaction, available to taxing agencies. Accordingly, the City will not be availing itself of the ability to purchase the Property and, thus, no compensation agreements should be required to be entered into by the City or the Successor Agency with taxing agencies, the taxing agencies already standing to enjoy ratable portions of the net proceeds of sale of the Property.
FISCAL IMPACT: Funding for the purchase of the Property will come from the Buyer. The Successor Agency’s share of transactional costs (as seller of the Property) will be paid from a portion of the Purchase Price.
ACTION REQUESTED: Review and approval of Purchase and Sale Agreement and Resolution CITY MANAGER / EXECUTIVE DIRECTOR RECOMMENDATION: As requested.
Submitted by: Heather Spurlock Action Date: May 15, 2024 This Page Intentionally Left Blank
033-070-28-00-3
Map data ©2024 INEGI Imagery ©2024 NASA, TerraMetrics | Terms of Use.
Property Data
APN
033-070-28-00-3
Owner Name
RIDGECREST REDEVELOPMENT
AGENCY
Parcel Situs Address
[no data]
Owner Mailing Address
100 W CALIFORNIA AVE,
RIDGECREST, CA 93555-4054
Deed ID
[no data]
Deed Date
[no data]
Year Built
[no data]
Land Value Assessed
[no data]
Improvement Value Assessed
[no data]
Total Value Assessed
[no data]
Parcel Size
1.46 AC
Situs Zip Code
[no data]
Land Use Class
COMMERCIAL
Land Use Code
2009
Title Information
Assessor Parcel Map
This Page Intentionally Left Blank
APPRAISAL REPORT
COMMERCIAL LAND
NWC McLean St. and Ward Ave.
Ridgecrest, California 93555
VALUATION DATES
As-Is: February 5, 2024
Date of Report: February 20, 2024
PREPARED BY
Michael Burger MAI, R/W-AC
Central California Appraisals
4915 Calloway Dr., Suite 101
Bakersfield, CA 93312
File No: 8-24
PREPARED FOR
Ron Strand
City Manager
City of Ridgecrest
100 W California Avenue
Ridgecrest, CA 93555
4915 Calloway Dr., Suite 101
Bakersfield, CA 93312
+1 (661) 587-1010
CENTRAL CALIFORNIA APPRAISALS 8-24
February 20, 2024
Ron Strand
City Manager
City of Ridgecrest
100 W California Avenue
Ridgecrest, CA 93555
RE: Appraisal Report
Commercial Land
NWC McLean St. and Ward Ave., Ridgecrest, California 93555 Central California Appraisals File No: 8-24
Mr. Strand:
Central California Appraisals is proud to present the appraisal that satisfies the agreed upon scope of work with City of Ridgecrest.
We developed our analyses, opinions, and conclusions and prepared this report in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute; and the requirements of our client as we understand them. This report conforms to the current Uniform Standards of Professional Appraisal Practice (USPAP), the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA) standards, and the appraisal guidelines of City of Ridgecrest.
The property is located at the northwest corner of Ward Ave. and McLean St., in Ridgecrest, Ca and is identified as Assessor Parcel Number 033-070-28. According to Parcel Map 10819 the subject consists of a 63,598- square-foot or 1.45-net-acre parcel. Parcels to the north of the subject at APNs 033-070-01, -02, -03, -05 thru -13, and APNs 033-070-29 thru -36 are under similar ownership but per the client’s request are not included in this appraisal.
The client in this assignment is the City of Ridgecrest and the intended user of the report is the City of Ridgecrest and professionals assisting the client. The sole intended use is to determine market value to assist the client in making internal business decisions. The value opinions reported herein are subject to the definitions, assumptions, limiting conditions and certifications contained in this report.
The purpose of this appraisal is to develop an opinion of the As-Is (Fee Simple Estate). The following table conveys the final opinion of value that is developed in this appraisal:
This report conforms to the current Uniform Standards of Professional Appraisal Practice (USPAP), the Financial Institutions Reform, Recovery and Enforcement Act (FIRREA) standards, and the appraisal guidelines of City of Ridgecrest.
CENTRAL CALIFORNIA APPRAISALS 8-24
EXTRAORDINARY ASSUMPTIONS
No Extraordinary Assumptions were made for this assignment.
HYPOTHETICAL CONDITIONS
No Hypothetical Conditions were made for this assignment.
If there are any specific questions or concerns regarding the attached appraisal report, or if Central California Appraisals can be of additional assistance, please contact the individuals listed below.
Respectfully Submitted,
CENTRAL CALIFORNIA APPRAISALS
Michael Burger MAI, R/W-AC
Certified General Appraiser
Certified General Real Estate Appraiser
California License No. AG003817
Expiration Date 5/17/2024
661-410-1014
[email protected]
TABLE OF CONTENTS
CENTRAL CALIFORNIA APPRAISALS 8-24
LETTER OF TRANSMITTAL
INTRODUCTION
Executive Summary _______________________________________________________________________________________________________ 1 Identification of Appraisal Assignment ___________________________________________________________________________________ 3 Scope of Work ____________________________________________________________________________________________________________ 4
DESCRIPTIONS & EXHIBITS
Regional Area Analysis ____________________________________________________________________________________________________ 7 Site Description _________________________________________________________________________________________________________ 22 Zoning ___________________________________________________________________________________________________________________ 24 Assessor Map ___________________________________________________________________________________________________________ 25 Flood Map _______________________________________________________________________________________________________________ 27 Zoning Map _____________________________________________________________________________________________________________ 28 Subject Property Photographs __________________________________________________________________________________________ 29 Taxes & Assessment ____________________________________________________________________________________________________ 31 Highest & Best Use Analysis ____________________________________________________________________________________________ 32 As Vacant Analysis ___________________________________________________________________________________________________ 32
VALUATION METHODS
Site Valuation ___________________________________________________________________________________________________________ 35 Reconciliation of Value Conclusions ____________________________________________________________________________________ 47 Certification _____________________________________________________________________________________________________________ 52 Subject Photographs ____________________________________________________________________________________________________ 54 Qualifications ____________________________________________________________________________________________________________ 55 Qualifications ____________________________________________________________________________________________________________ 57
EXECUTIVE SUMMARY
CENTRAL CALIFORNIA APPRAISALS 8-24 1
EXECUTIVE SUMMARY
AERIAL PHOTOGRAPH
CENTRAL CALIFORNIA APPRAISALS 8-24 2
IDENTIFICATION OF ASSIGNMENT
CENTRAL CALIFORNIA APPRAISALS 8-24 3
PROPERTY IDENTIFICATION
The subject property is located at NWC McLean St. and Ward Ave. , Ridgecrest, California 93555.
The Assessor Parcel Number is: 033-070-28-00-3.
LEGAL DESCRIPTION
Lot 28 of Parcel Map 10819 in the City of Ridgecrest, County of Kern, State of California.
CLIENT IDENTIFICATION
The client of this specific assignment is City of Ridgecrest.
INTENDED USE & INTENDED USERS
The intended use of this appraisal is to assist the client in making internal business decisions related to this asset. Intended users include City of Ridgecrest and professionals assisting the client in matters related to the intended use.
PURPOSE
The purpose of this appraisal is to develop an opinion of the As-Is (Fee Simple Estate).
PROPERTY AND SALES HISTORY
Current Owner
The subject property is currently under the ownership of Ridgecrest Redevelopment Agency, according to the Kern County records.
Property History
The property has been under the same ownership for an extended period of time. As discussed Parcels to the north of the subject at APNs 033-070-01, -02, -03, -05 thru -13, and APNs 033-070-29 thru -36 are under similar ownership but per the client’s request are not included in this appraisal.
As mentioned in an appraisal report provided, prepared by Integra Realty Resources dated November 7, 2019, the property and neighboring parcels (APNs 033-070-01, -02, -03, -28 thru -36) were in contract to Global Investment Enterprise Ridgecrest, LLC on October 2016 for $5,500,000 or $5.62/SF. However, the buyer did not perform and as of December 20, 2018, the purchase agreement was terminated. According to Ridgecrest City Manager Ron Strand, the neighboring Credit Union has expressed interest in purchasing the subject property for expansion purposes, but no offers have been made or entertained. The property has not been listed for sale within the last three years.
EXPOSURE TIME
Exposure time is influenced by price. That is, a prudent buyer could be enticed to acquire the property in less time if the price were less. Hence, the time span cited below coincides with the value opinion(s) formed herein.
USPAP Standard rule 1-2(c)(iv) requires an opinion of exposure time when the purpose of the appraisal is to estimate market value.
Exposure Time Conclusion
The subject is a commercial land totaling 1.4600-acres (63,598 SF) located at NWC McLean St. and Ward Ave. in Ridgecrest, Kern County, California. Considering these factors, a reasonable estimate of exposure time for the subject As-Is (Fee Simple Estate) is 12 to 18 months.
IDENTIFICATION OF ASSIGNMENT (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 4
DEFINITION OF MARKET VALUE
The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently, knowledgeably, and assuming that the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:
1. Buyer and seller are typically motivated;
2. Both parties are well informed or well advised, and acting in what they consider their own best interests;
3. A reasonable time is allowed for exposure in the open market;
4. Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and
5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.1
PROPERTY RIGHTS APPRAISED
The property rights appraised constitute the fee simple estate.
Fee Simple Interest
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power and escheat.2
VALUE SCENARIOS
As-Is Market Value
The estimate of the market value of real property in its current physical condition, use, and zoning as of the appraisal date.3
SCOPE OF WORK
The scope of work for this appraisal assignment is outlined below:
The appraisal analyzes the regional and local area profiles including employment, population, household income and real estate trends. The local area was inspected to consider external influences on the subject.
The appraisal analyzes legal and physical features of the subject including site size, flood zone, seismic zone, site zoning, easements, encumbrances, site access and site exposure. The appraisal includes a Highest and Best Use analysis and conclusions have been completed for the highest and best use of the subject property As Vacant. The analysis considered legal, locational, physical and financial feasibility characteristics of the subject site and existing improvements. In selecting applicable approaches to value, the appraisers considered the agreed upon appraisal scope and assessed the applicability of each traditional approach given the subject’s characteristics and the intended use of the appraisal. As a result, this appraisal developed Land Sales Comparison Approach.
The values presented represent the As-Is (Fee Simple Estate). 1 Office of Comptroller of the Currency (OCC), Title 12 of the Code of Federal Regulation, Part 34, Subpart C -Appraisals, 34.42 (h); Office of Thrift Supervision (OTS), 12 CFR 564.2 (g); This is also compatible with the FDIC, FRS and NCUA definitions of market value. 2 The Dictionary of Real Estate Appraisal, Seventh Edition, Appraisal Institute, Chicago, Illinois, 2022 3 The Dictionary of Real Estate Appraisal, Seventh Edition, Appraisal Institute, Chicago, Illinois, 2022
IDENTIFICATION OF ASSIGNMENT (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 5
The assignment was prepared as an Appraisal Report in accordance with USPAP Standards Rules 2, with the analysis stated within the document and representing a summarized level of analysis. The authors of this report are aware of the Competency Rule of USPAP and meet the standards.
ASSISTANCE PROVIDED
Patricia Roman provided significant real property appraisal assistance to the appraisers signing this certification, including verifying rent & sale comparables, interviewing brokers for appropriate market rent, cap rates and sale prices for the subject and similar property type. It is noted that the responsibilities of parties providing assistance is not considered to be significant in terms of any value determination. All parties conducted assistance under the direct supervision of the appraiser's signing this report in compliance with State regulations.
SOURCES OF INFORMATION
The following sources were contacted to obtain relevant information:
The lack of the unavailable items could affect the results of this analysis. As part of the general assumptions and limiting conditions, the subject is assumed to have no adverse easements, significant items of deferred maintenance, or be impacted by adverse environmental conditions.
SUBJECT PROPERTY INSPECTION
REGIONAL AREA MAP
CENTRAL CALIFORNIA APPRAISALS 8-24 6
REGIONAL AREA ANALYSIS
CENTRAL CALIFORNIA APPRAISALS 8-24 7
REGIONAL AREA INTRODUCTION
In order to understand the subject’s position in the area or region, we have undertaken a brief analysis in order to determine how trends—both historical and projected—in population, employment, personal income, consumer spending, and housing impact supply and demand and influence the subject’s area directly and indirectly. This analysis first begins on a broader spectrum, and without respect to the subject itself, and is highlighted in the Regional Area Analysis. Secondly, we undertake a more narrowly focused study of the aforementioned attributes as they relate directly to the subject and the subject’s neighborhood. This discussion is presented in the forthcoming Local Area Analysis.
REGIONAL AREA ANALYSIS
The subject property is located in Bakersfield, California. The map presented on the previous page illustrates the subject property location relative to the Bakersfield, CA MSA metropolitan area.
Kern County is California’s third-largest county in land area, covering about 8,000 square miles. About onethird of the county is situated on the flat valley floor at the extreme southern end of the great San Joaquin Valley. This area is dominated by agricultural and oil production uses around the City of Bakersfield. On the west is the Temblor Range; the Tehachapi Mountains lie to the south; and to the east of the valley are the Sierra Nevada Mountains. About one-third of the county lies within this range, including the City of Tehachapi and the Communities around Lake Isabella and Kernville, featuring recreational economies. East of this belt of mountains is an expanse of high desert that covers nearly one-third of the county area. This area includes Mojave and Ridgecrest with their military airspace uses and recreational open spaces.
Kern County is strategically located approximately 110 miles north of Southern California and 280 miles south of San Francisco Bay area marketplaces, interconnected by State Route 99 and Interstate I-5. Kern County is geographically toward the middle of the state. Just south of Shafter is the general location deemed to be the middle of the state relative to population, where half the population resides north and half resides south.
ENVIRONMENTAL CONDITIONS
Kern County is situated at the southern end of the San Joaquin Valley, with the Temblor Range on the west, Tehachapi Mountains on the south and the Sierra Nevada’s on the east. Elevation levels range from 200-400 feet above sea level in the valley, to 3,000 feet in the desert, and 9,000 feet in the mountains. There are three distinct climate zones in Kern County. The Central Valley portion lies at 200 to 400 feet above sea level and sees hot, dry summers and foggy, cold winters with temperatures typically ranging from 39 to 65 degrees in winter and 60 to nearly 100 degrees in summer. Rainfall is typically 5 to 6 inches per year. The mountain regions within the Sierra Nevada vary from a few hundred feet to 9,000 feet above sea level and have much colder winters and cooler summers, with 10 to 40 inches of rain annually.
The central valley portion of the county is prone to poor air quality due to inversion layers in the atmosphere caused by the surrounding mountains and dry conditions that trap the polluted air. Main sources of air pollution include emissions from the oil fields, fine particulates and dust from agricultural processes, and emissions from the high volume of traffic passing through on the many arterial highways that crisscross the county.
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 8
POPULATION
Kern County is the 11th most populous county in California and the 61st most populous county in the United States. During the past 10 years, the county’s population growth has slowed to an average 0.8%-per-year growth as compared to the State of California at 0.6% per year for the same period.
KERN COUNTY POPULATION TREND
Year Population
Annual
% Change
1960 291,984 -
1970 330,234 +1.3%
1980 403,089 +2.2%
1990 549,114 +3.6%
2000 661,645 +2.0%
2010 839,631 +2.7%
2020 909,235 +0.8%
KERN COUNTY POPULATION GROWTH BY CITY
Census Area 2010 2020
Annual
% Change
State of California 37,253,956 39,538,223 +0.61%
Kern County 839,631 909,235 +0.83%
Arvin 19,304 19,456 +0.08%
Bakersfield 347,483 402,907 +1.60%
California City 14,120 15,072 +0.67%
Delano 53,041 51,485 –0.29%
Maricopa 1,154 1,022 –1.14%
McFarland 12,707 14,176 +1.16%
Mojave 4,238 3,780 -10.81%
Ridgecrest 27,616 27,918 +0.11%
Shafter 16,988 19,964 +1.75%
Taft 9,327 8,633 –0.74%
Tehachapi 14,414 13,142 –0.88%
Wasco 25,545 27,275 +0.68%
The most attractive features of living in Kern County include affordable housing, low-cost transportation, and a wide range of household consumer goods and services. Population has grown modestly in most of the county with the Bakersfield/Shafter area leading.
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 9
ECONOMIC CIRCUMSTANCES
The Kern Economic Journal, 2022 Second Quarter, section entitled, “Economy at a Glance!” prepared by Dr.
Richard S. Gearhart III and Dr. Nyakundi Michieka in the Economics Department, CSUB reports:
National Economy
U.S. GDP decreased at an annual rate of 0.6 percent in the second quarter of 2022. In the first quarter of 2022, real GDP decreased by 1.6 percent. The smaller decrease in second quarter GDP (compared to the first quarter) reflected an upturn in exports and increased consumer spending. Profits increased by 4.6 percent at a quarterly rate in the second quarter after increasing by 0.1 percent in the first quarter. Private goods-producing industries decreased 10.4 percent, private services producing industries increased 2.0 percent, and government decreased 0.2 percent. A total of 9 of 22 industry groups contributed to the second quarter decline in real GDP.
The decrease in real GDP reflected decreases in private inventory investment, residential fixed investment, federal government spending, and state and local government spending. These were offset by increases in exports and consumer spending, while imports increased.
Current-dollar GDP increased by 8.5 percent (annual), or $508 billion, in the second quarter to a level of
25.25 trillion.
Current-dollar personal income increased $305.7 billion in the second quarter. This increase reflected increases in compensation (salaries and wages) and personal income.
Real disposable personal income, which is adjusted for inflation and taxes, decreased by 1.5 percent.
Personal saving was $629.0 billion in the second quarter. The BEA derives the personal saving rate by calculating personal saving as a percentage of disposable personal income.
Personal saving rate – personal saving as a percentage of disposable personal income – was 3.4 percent in the second quarter.
The Conference Board’s Index of Leading Economic Indicators – a measure of future economic activity – decreased by 0.3 percent in August 2022 to 116.2 following a 0.5 percent decline in July.
The University of Michigan’s Consumer Sentiment Index increased from 63.1 in the first quarter of 2022 to
57.8 in the second quarter of 2022. The value for the index in the second quarter of 2021 was 85.6 and 74 in the second quarter of 2020.
State Economy
In California, the unemployment rate dropped to 4 percent in the second quarter of 2022 compared to 5 percent in the first quarter of 2022. At the county level, Alpine (5.3), Colusa (9.1), Fresno (5.8), Imperial (12.2), Kern (6.6), Kings (6.2), Los Angeles (4.8), Madera (5.5), Merced (6.9), Plumas (5.3), San Joaquin (4.8), Stanislaus (5.0), Tulare (7.1) and Yuba (4.8) had unemployment rates above the state average (of 4.8).
Counties with the lowest unemployment rates include Marin (2.0), Placer (2.4), San Francisco (3.0), San Mateo (1.9) and Santa Clara (2.0).
California’s labor force increased by 212,067 in the second quarter of 2022. During this period, civilian employment increased by 383,000 from 18 million to 18.4 million. Nonfarming enterprises hired 178,967 more workers while farm employment increased by 2,800 workers. The mining and logging sector hired 200 less workers while the construction and manufacturing sectors hired 6,567 more, and 13,367 more workers, respectively. Service sector employment increased from 15.1 million to 15.3 million between the first and second quarter of 2022. The state and local government added 2,733 and 14,333 workers, respectively.
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 10
Local Economy
The local economy witnessed a 1% increase in the labor force, from 398,000 in November 2022 to 402,000 in November 2023. Civilian employment decreased by 1,800, from 372,600 in November 2022 to 370,800 in November 2023. Nonfarm employment increased by 5,700, while farm employment rose by 800.
In Bakersfield from November 2022 to November 2023, nonfarm employment changed in the following manner: mining and logging employment lost 100 workers, construction remained the same, manufacturing added 100 workers, while service added (3,700 workers). Within the service sector, trade, transportation and utilities added (800 workers), financial activities lost (300 workers), professional and business services lost (100 workers), education and health services added (1,500 workers) while leisure and hospitality added (600 workers). Within the government, the federal government employment lost (200 workers), state government lost (300 workers) and local government added (2,500 workers).
In December 2023, the median home price in Bakersfield was $350,000 compared to $357,230 in December 2022. The sale price rise seen as the pandemic ground on has been muted somewhat by the interest rate hikes of 2023. Within the region, median home prices in Taft were the lowest at $232,000 compared to $387,500 in Rosamond.
The median home price trend for Bakersfield is shown in the graph:
Realtor.com
The weighted price index for the five publicly traded companies doing business in Kern County (Sierra Bancorp, Tejon Ranch Company, Chevron Corporation U.S., Granite Construction, and Wells Fargo Company) decreased by 11 percentage points from $110.0 to $97.8. The index is 3 percentage points less than it was four quarters ago. All companies gained/lost as follows: Chevron (decreased 13.5 percent quarter-over-quarter), Tejon Ranch (decreased 8.3 percent quarter-over-quarter), Granite Construction (decreased 11.9 percent quarter-over-quarter), Wells Fargo (decreased 8 percent quarter-over-quarter) and Sierra Bancorp (decreased 11.2 percent quarter-over-quarter).
The average retail price of gasoline increased by $1.31 to $5.84 a gallon (quarter to quarter). Gas prices were 45.9 percent higher than they were four quarters ago when they averaged $4.00 a gallon. The unit price of California’s Class III milk was $24.65 in the second quarter of 2022 compared to $17.95 in the first quarter of 2022. The Index of Farm Price Parity in the second quarter of 2022 (1.00) was higher than that of the first quarter of 2022 (0.94).
EMPLOYMENT
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 11
Agriculturally oriented counties such as Kern tend to have greater seasonal variations in employment and higher unemployment rates, as demonstrated on the following table.
Source: California Employment Development Department Data not seasonally adjusted Agriculturally oriented counties such as Kern tend to have greater seasonal variations in employment and higher unemployment rates than other areas.
The unemployment rate in Kern County was 7.8% in November 2023, down from 9.6% in March 2023 and above the November 2022 estimate of 6.4%. This compares with an unadjusted unemployment rate of 4.9% for California and 3.5% percent for the nation during the same period.
The rates in specific cities tend to vary widely, with lowest rates in Ridgecrest and Bakersfield and higher rates in outlying areas such as Delano. Overall, the county appears to be recovering from the effects of the pandemic.
According to the State of California Employment Development Department, Labor Market Information Division, in its monthly report released in December 2023, preliminary employment distribution for the Bakersfield Metropolitan Statistical Area (MSA) (Kern County) for November 2023 is summarized as follows:
0 2
4 6
8 10
12 14
16 18
20 Percentage
Nov-22 Dec-22 Jan-23 Feb-23 Mar-23 Apr-23 May-23 Jun-23 Jul-23 Aug-23 Sep-23 Oct-23 Nov-23 California 4.0 3.9 4.6 4.8 4.8 4.3 4.5 4.9 4.8 5.1 4.9 4.8 4.9 Kern 6.4 6.8 8.1 9.0 9.6 8.3 8.6 8.8 8.2 8.0 7.2 7.5 7.8 Bakersfield 6.4 6.8 8.1 9.0 9.6 8.3 8.6 8.8 8.2 8.0 7.2 7.5 7.8 National 3.6 3.5 3.4 3.6 3.5 3.4 3.7 3.6 3.5 3.8 3.8 3.8 3.7 Unemployment Rates: US, CA, Kern, Bakersfield
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 12
November 2023 Preliminary Kern County Employment Distribution Industries Employees Distribution
All Industries Total 367,100 100.00%
Farm 68,700 18.71%
Non-Farm 298,400 81.29%
Mining and Logging 7,800 2.61%
Construction 15,900 5.33%
Manufacturing 12,800 4.29%
Trade, Transportation, & Utilities 65,300 21.88%
Real Estate Rental/Leasing 3,300 1.11%
Information Services 1,600 0.54%
Financial Activities 7,300 2.45%
Professional & Business 27,500 9.22%
Education & Health 48,700 16.32%
Leisure & Hospitality 30,700 10.29%
Other Services 9,200 3.08%
Government 71,600 23.99%
289,100 100.00%
*Source: Employment Development Department State of California Total wage and salary jobs in the Bakersfield MSA (Kern County) increased by 6,500 between November 2022 and November 2023.
Major employers in the governmental and private sectors of Kern County, as reported by America’s Labor Market Information System (ALMIS) Employer Database (2023 2nd Edition), are summarized as follows:
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 13
Kern County Major Employers
Employer Name Location Industry
10,000+ employees
Edwards Air Force Base Edwards Government Offices-U.S.
5,000 - 9,999 employees
Naval Air Warfare Center Ridgecrest Military Bases
U.S. Navy Public Affairs Office Ridgecrest Government Offices – U.S. 1,000 - 4,999 employees
Adventist Health Bakersfield Bakersfield Hospitals
Bolthouse Farms Bakersfield Agricultural Consultants
California Correctional Inst Tehachapi Government Offices-State Chevron Corporation Bakersfield Management Services
Dignity Health Mercy Downtown Bakersfield Hospitals
Foster Care Human Services Bakersfield Social Service & Welfare Organizations Grimmway Farms Arvin Farms
Kern County Human Services Dept. Bakersfield Government Offices-County Marko Zaninovich Inc McFarland Fruits & Vegetables-Growers & Shippers Memorial Hospital Bakersfield Bakersfield Hospitals
Nabors Completion-Production Bakersfield Oil Field Service NASA/ Armstrong Flight Research Edwards Research Service Wasco State Prison Fire Dept Wasco Fire Departments
500 - 999 employees
Ensign United States Drilling Bakersfield Energy Management Systems & Products Frito-Lay Inc. Bakersfield Wholesale Foods
Kern County Kernville Government Offices-County
Paramount Farms Huller 4 Lost Hills Farms
Ridgecrest Regional Hospital Ridgecrest Hospitals
Sierra Sands Unified School District Ridgecrest School Districts Sun Pacific Bakersfield Fruits & Vegetables-Growers/Ship U.S. Naval Air Weapons Station Ridgecrest Federal Govt.-National Security Vasinda Investments Inc Bakersfield Home Health Service
AGRICULTURE
The Kern County agricultural industry relates to 915,000 acres of irrigated farmland, primarily on the valley floor surrounding Bakersfield. It is one of the most diverse farming regions in the nation, producing over 250 different crops to include more than 30 types of fruits and nuts, over 40 types of vegetables, and over 20 field crops, as well as lumber, nursery stock, livestock, poultry, and dairy products.
Kern county leads the state in production of almonds, pistachios, carrots, watermelons, sheep, and wool. The most current data for total crop value and the top crops produced in the county are summarized as follows:
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 14
Source: Kern County Crop Reports, Agricultural Commissioner’s Office (2022 Most Recent Available) According to the most recent Kern County Agricultural Crop Report, published September 12, 2023, the 2022 gross value of all agricultural commodities produced in Kern County is $7,724,166,300. This represents a 7% decrease from the 2021 crop value of $8,341,294,840.
The top five commodities for 2022 were Grapes, Citrus, Milk, Almonds, and Pistachios, which make up more than $5 Billion (66%) of the Total Value.
OIL PRODUCTION
California is one of the nation's pre-eminent producers of oil. It is the third-largest oil producer in the United States, behind Texas, North Dakota, and Alaska, respectively.
Kern County has four of the nation’s top-20 largest oilfields and is the number-one oil producing county in California, producing about 70% of the state’s oil and 76% of the natural gas in 2021, with the four largest fields being Midway-Sunset, Kern River, Belridge-South, and Elk Hills.
TOTAL CROP VALUE
1 Grapes $1,394,510,000 Grapes $1,871,328,000 Grapes $1,453,481,000 Almonds $1,643,241,000 Grapes $1,512,473,000 2 Citrus $1,149,183,000 Citrus $1,347,686,000 Citrus $1,303,348,000 Grapes $1,425,274,000 Almonds $1,235,158,000 3 Milk $947,492,000 Pistachios $1,216,593,000 Almonds $1,144,377,000 Citrus $997,785,000 Pistachios $1,143,972,000 4 Almonds $927,063,000 Almonds $1,185,822,000 Pistachios $944,542,000 Pistachios $886,702,000 Citrus $1,063,063,000 5 Pista chios $649,110,000 Milk $688,624,000 Milk $661,760,000 Milk $570,405,000 Milk $591,895,000 6 Carrots $583,314,000 Carrots $419,617,000 Carrots $464,465,000 Carrots $336,151,000 Carrots $398,286,000 7 Cattle $313,861,000 Cattle $207,214,000 Cattle $247,709,000 Cattle $269,644,000 Cattle $254,995,000 8 Potatoes $192,577,000 Garlic $114,432,000 Pomegranates $125,412,000 Alfalfa $140,721,000 Alfalfa $114,991,000 9 Silage/Forage $146,565,000 Apiary $107,363,000 Potatoes $113,125,000 Pomegranates $122,102,000 Apiary $111,819,000 10 Alfalfa $141,680,000 Potatoes $107,319,000 Apiary $105,817,000 Apiary $107,233,000 Nursery $96,641,000 5-YEAR CROP SUMMARY - KERN COUNTY
ValueRANK
20212022
$8,341,294,840
Commodity Value
2019
Commodity Value
2020
$7,620,699,180
Commodity
$7,669,409,070
2018
$7,466,152,000
ValueCommodityCommodity Value
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 15
Overall production in Kern County over the past several years is summarized in the following table:
KERN COUNTY OIL AND GAS PRODUCTION*
YEAR
OIL PRODUCTION
(Barrels)
GAS PRODUCTION
(Billion Cu. Ft.) WELLS DRILLED
2009 230.1 278.6 1,920
2010** 200.9 255.4 2,103
2011 196.8 244.4 2,294
2012 197.5 222.4 2,081
2013 199.6 239.6 2,723
2014 205.2 199.4 2,087
2015 201.7 182.8 1,016
2016 186.7 157.3 759
2017 174.0 162.7 996
2018 161.8 162.1 881
2019 156.4 148.2 1,596
*Production in millions of barrels, **Figure does not include Federal Wells Source: Preliminary Annual Report of the State Oil and Gas Supervisor, California Department of Conservation (Most Recent Available)
Overall, the oil and gas production sector provides an estimated 16,000 jobs with some of the highest wages in the county and pays about 15% of the property tax base; the resulting ripple effect on the economy is vast.
TRANSPORTATION
Kern County is crossed north to south by Interstate I-5 and State Highway 99. State Highway 58 connects to points east and Highway 46 connects to the coast on the west. As a result of its central location, freeway systems, and proximity to major western cities, there are nearly 200 truck carrier operations in Kern County.
The county is served by 13 public, four private, and two government airports, as well as Amtrak passenger rail service. Two major freight rail companies operate in Kern County, connecting to northern and southern California, as well as points east. The historic Tehachapi Loop, famous for its unique engineering that allows freight trains passage up the steep Tehachapi pass, lies between Bakersfield and Tehachapi.
RENEWABLE ENERGY PRODUCTION – WIND AND SOLAR
The Tehachapi pass was the site of one of the first large-scale wind energy farms in the 1960s. Today, Kern County wind and solar facilities provide 60% of California’s renewable energy. The largest wind facility in the nation and third in the world is the Alta Wind Energy Center in Tehachapi at 1,550 MW of the total estimated 4,000 MW produced in the county. Kern County boasts the second largest solar farm in the nation as well, part of a growing collection of solar energy facilities.
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 16
COMMERCIAL/INDUSTRIAL
In Kern County, there has been an aggressive effort to diversify the local economy from oil, agriculture, and military to compatible commercial/industrial growth. Primary emphasis has been directed to the county’s location in consideration of plentiful land and affordable housing, abundant and affordable office and industrial space, large labor force with a strong work ethic, and wages lower than the national average.
The economy is largely driven by housing related industries and the region's traditional base of employers such as Edwards Air Force Base, energy companies, and the agricultural industry.
The Wonderful Industrial Park (WIP), formally known as the Paramount Logistics Center and International Trade and Transportation Center, is located at Seventh Standard Road and Hwy. 43, within the city limits of Shafter, approximately 10 miles north of Bakersfield. There has been significant development within this park within the last ten years. The WIP is ultimately planned for three phases totaling approximately 3,300 acres, of which 500 acres is developed and 1,000 acres is available for development in Phase 1. Phases 2 and 3 containing 1,800 acres are currently being farmed by the owner and in the planning stages for industrial development. Target Distribution Center contains approximately 1,800,000 square feet, along with Ross Distribution Center at 2,000,000 sf and American Tire Distributors at 1,120,000 sf; these are the largest users within WIP. Other users include FedEx, DMSI, State Farm, Hillman, Bakers Hughes, Weatherford, MRC Global, and Formica. Railroad tracks set the easterly boundary for Phase 2, and Phase 3 is on the west side of the tracks north of Seventh Standard Road.
Growth continues in the Meadows Field airport area and along Merle Haggard Drive. This area has multiple business parks and is easily accessible to Highway 99 and Highway 65. CarQuest occupies a 140,000-sf, distribution center on an 88-acre site near Merle Haggard Drive, between Quinn Road and Porterville Highway.
Generally, smaller users (less than 100,000 sf) are attracted to this area; whereas, larger users will prefer the WIP and Tejon Ranch developments.
A distribution center for Amazon has been completed in the northerly portion of the Landings Logistics Center, which is a developing mixed-use center fronting the north side of Merle Haggard Drive, north of Meadows Field Airport. The facility will reportedly contain nearly 2.5 million sf, employing up to 2,000 people. The facility is located on 64 acres and construction finished in the fourth quarter of 2019.
In addition, the Tejon Ranch Commerce Center at Interstate I-5 and Laval Road attracts larger users. This location recently obtained approval for Foreign Trade Zone designation for 1,450 acres. IKEA, a furniture retailer, developed their first distribution warehouse, containing approximately 1,700,000 sf on an approximate 80-acre site in the complex. Other existing users include Dollar General, Famous Footwear, Caterpillar Travel Centers of America, Petro Travel Plaza, Vision Media, Tejon Outlets, along with multiple restaurants and hotels. L’Oreal recently announced that it will be leasing space at this distribution center.
Tejon Ranch Company announced the development of residential communities on the Ranch, providing new housing for the region. Construction will start this year on Terra Vista at Tejon, a new multi-family apartment community containing 495 apartments located adjacent to the Outlets at Tejon. The apartments will serve employees working with the commerce center, Bakersfield and surrounding areas.
HOUSING
Kern County communities remain more affordable than many areas of California and are attracting home buyers from across the state. According to the California Association of Realtors, current sales and price statistics for the state and counties within the Central Valley are summarized as follows:
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 17
Median Sold Price of Existing Single-Family Homes Sales Area Jan-23 Dec-22 Jan-22
Price
MTM% Chg
Price
YTY% Chg
Sales
MTM% Chg
Sales
YTY% Chg
California $751,320 $774,850 $765,580 -3.1% -1.9% 0.4% -45.7% Central Valley $425,000 $430,000 $455,000 -1.2% -6.6% -30.8% -43.3% Fresno County $375,000 $396,000 $395,500 -5.6% -5.2% -29.7% -37.4% Kern County $357,500 $365,000 $367,000 -2.1% -2.6% -24.0% -35.1% Kings County $365,000 $337,000 $322,500 +7.7% +13.2% -8.6% -19.7% Madera County $387,460 $410,500 $394,000 -5.9% -1.7% -31.6% -40.2% Merced County $369,000 $340,000 $387,380 +7.9% -4.7% -47.5% -58.0% Tulare County $332,720 $353,500 $333,350 -6.2% -0.2% -29.4% -40.2% Source: California Association of Realtors
2020 through 2022 saw an uptick in home sales in areas away from large urban centers as the pandemic related, work from home trend coupled with low interest rates allowed for migration. Late 2022 and early 2023 has seen a sharp increase in interest rates as the Fed tries to rein in inflation; a resulting cooling of the home real estate market has resulted in decreased sales volume and a calming of sales prices.
Kern County's outlying communities remain more affordable than many areas and are attracting home buyers from across the state. Median housing prices for key communities over the year 2022 to 2023 are summarized on the following table:
Kern County Cities: Median Home Prices
Cities January 2022 January 2023 % Change
BAKERSFIELD $369,000 $340,000 -8.5%
CALIFORNIA CITY $262,000 $242,500 -8.0%
FRAZIER PARK $308,750 $335,000 +7.8%
RIDGECREST $210,000 $247,000 +15.0%
ROSAMOND $380,000 $380,000 0.0%
SHAFTER $347,500 $375,000 +7.3%
TAFT $172,000 $214,950 +20.0%
TEHACHAPI $380,000 $354,000 -7.3%
Kern County $345,000 $340,000 -1.5%
Source: Realtor.com
REGIONAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 18
CONCLUSION-TREND
Kern County offers one of the most diverse areas in California, from business opportunities and amenities to climate and recreation. Kern County is one of the fastest-growing metropolitan areas in the Western United States; it boasts a low cost-of-living and a readily available workforce. The 10 cities and outlying communities that make up Kern County hold a wealth of possibilities for every type of business, as well as every type of person.
Traditionally known for its oil and agriculture production, Kern County’s economy is becoming more diverse.
Economic development efforts have successfully focused on light manufacturing and value-added agriculture.
Fifty percent of all projected nonfarm job growth is concentrated in three industry sectors. Those sectors are education services, professional services, and hospitality. Kern County has been chosen as the location for many companies, due to accessible transportation, low labor and housing costs, and quality of life. The overall economic outlook for Kern County is optimistic relative to employment, the real estate market, and business condition.
LOCAL AREA MAP
CENTRAL CALIFORNIA APPRAISALS 8-24 19
LOCAL AREA ANALYSIS
CENTRAL CALIFORNIA APPRAISALS 8-24 20
OVERVIEW
The subject is located in Ridgecrest in Kern County.
NEIGHBORHOOD LOCATION AND BOUNDARIES
The subject neighborhood is located in the east section of Ridgecrest. The area is suburban in nature. The neighborhood is bounded by Hwy 395 to the north, McLean St. to the east, Hwy 178/ N China Lake Blvd. to the south, and N Norma St. to the west.
TRANSPORTATION ACCESS
Within the immediate area of the subject property, transportation access helps define the character of its development. Major travel and commuter routes within the area of the subject property include Hwy 395 and Hwy 178/N China Lake Blvd. Access to the area is considered average.
Demographics
The following information reflects the demographics for the subject’s area.
LOCAL AREA ANALYSIS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 21
Population
The estimate provided by ESRI for the current 2023 population within the subject neighborhood’s 3 mile radius is 25,758 representing a (0.51%)change since 2020. ESRI’s 2020 population estimate for the subject’s 5 mile radius is 31,457, which represents a 0.00% change since 2020.
Looking forward, ESRI estimates that the population within the subject neighborhood’s 3 mile radius is forecasted to change to 25,532 by the year 2028. As for the broader area, ESRI forecasts that the population within the subject’s 5 mile radius will change to 31,291 over the next five years. The population estimates for the next five years within the subject’s 5 mile radius represents a (0.53%) change as well as a 1.34% change within the subject’s 1 mile radius for the same period.
CONCLUSION
Based on our observation and the data provided by ESRI, it is perceived that the income and population demographics for the subject neighborhood exhibit average characteristics in terms of reported population growth and income levels. As previously mentioned, the population growth for the subject’s 3 mile radius has increased (0.51%) since 2020 and based on the projections provided by ESRI, it is expected to continue to increase another (0.88%) during the next 5 years. Lastly, we perceive that, since average household incomes are above the national average ($97,704, for the subject’s 3 mile radius) and given that the area is wellpopulated (10,572 households in a 3 mile radius), developments like the subject should be adequately supported.
SITE DESCRIPTION
CENTRAL CALIFORNIA APPRAISALS 8-24 22
SITE DESCRIPTION
The subject property consists of one parcel with a total net site area is 63,598 SF (1.46 AC), this is net of 90’ wide right of way dedicated for street and utility purposes which is based on information obtained from Kern County Assessor Parcel Map 10819. For the purposes of this report we have relied on the net site area and reserve the right to amend our analysis upon receipt of a formal legal plan. The following summarizes the salient characteristics of the subject site.
Adjacent Properties
North Commercial vacant land to the north of the subject at APNs 033-070-01, -02, - 03, -05 thru -13, and APNs 033-070-29 thru -36 are under similar ownership but per the client’s request are not included in this appraisal. Further north is the China Lake Naval Base.
South Taco Bell and Sale 1 are at the southeast corner of W Ward Ave. and N China Lake Blvd. Sale 1 was 2.58 acres of vacant land that sold October 25, 2018 for $617,000 or $5.98/SF, this site is currently being improved with a hotel anticipated completion date is mid-2024.
East To the east is vacant land.
West Desert Valleys Federal Credit Union is adjacent to the west. The Credit Union is reportedly interested in acquiring the subject. Starbucks is located on the southwest corner of W Ward Ave. and N China Lake Blvd. Further west along W Ward Ave. are single family and multifamily residences.
Accessibility Access to the subject site is considered average overall.
Exposure & Visibility Exposure of the subject is classed as average with primary frontage on McLean St. and Ward Ave.
SITE DESCRIPTION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 23
Flood Plain Zone X (Unshaded). This is referenced by Panel Number 06029C1045E, dated September 26, 2008. Zone X (unshaded) is a moderate and minimal risk area.
Areas of moderate or minimal hazard are studied based upon the principal source of flood in the area. However, buildings in these zones could be flooded by severe, concentrated rainfall coupled with inadequate local drainage systems. Local storm water drainage systems are not normally considered in a community’s flood insurance study. The failure of a local drainage system can create areas of high flood risk within these zones. Flood insurance is available in participating communities, but is not required by regulation in these zones.
Nearly 25% of all flood claims filed are for structures located within these zones.
Minimal risk areas outside the 1% and 0.2% annual chance floodplains. No BFEs or base flood depths are shown within these zones. (Zone X (unshaded) is used on new and revised maps in place of Zone C.)
Seismic The property is located within proximity to a fault line as denoted on the map included in the Addenda of the Report. The area is located within the Ridgecrest North Quadrangle, which denotes several fault line with a 1 to 5 mile radius. The community has adopted a seismic element to the general plan and requires all construction to meet Zone 4 of the Uniform Building Code, which is in consideration of earthquake hazards associated with California.
Easements A preliminary title report was not available for review. During the property inspection, no adverse easements or encumbrances were noted. This appraisal assumes that there are no adverse easements present. If questions arise, further research is advised.
Soils A detailed soils analysis was not available for review. Based on the development of the subject, it appears the soils are stable and suitable for the existing improvements.
Hazardous Waste We have not conducted an independent investigation to determine the presence or absence of toxins on the subject property. If questions arise, the reader is strongly cautioned to seek qualified professional assistance in this matter. Please see the Assumptions and Limiting Conditions for a full disclaimer.
Site Rating Overall, the subject site is considered average.
Site Conclusion In conclusion, the site’s physical characteristics appear to be supportive of the subject’s current use and there were no significant detriments discovered that would inhibit development in accordance with its highest and best use.
ZONING
CENTRAL CALIFORNIA APPRAISALS 8-24 24
ZONING
The subject is located in the Service Commercial (CS) zoning designation. According to the City of Ridgecrest, the purpose of this zone is to provide for heavy commercial land uses along major arterial streets where a mixture of commercial/light industrial type activities has or is expected to occur. This designation accommodates those heavy commercial land uses generally not appropriate to the general commercial area.
It is intended to attract both indoor commercial uses and some selected outdoor uses which are compatible with existing or future adjoining activities. It is further meant to serve in some cases as a buffer zone between more restrictive commercial, industrial and residential areas, and to screen residential areas from noises generated by the city's transportation corridors. It is intended that this district be used in appropriate locations along select major arterial streets such as West Inyokern Road and East Ridgecrest Boulevard in such a manner as to enhance the entrances to the city. All uses wherein the open storage of appropriate materials is required shall provide for the screening of such materials from the public view by an opaque fence of no less than six feet in height.
ZONING CONCLUSION
The current use for the subject property is commercial land and is a permitted use based on the current zoning guidelines. A zoning change for the subject does not appear likely. Based on the foregoing, it appears that the subject’s improvements are a legally conforming use of the subject site.
ASSESSOR MAP
CENTRAL CALIFORNIA APPRAISALS 8-24 25
PARCEL MAP (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 26
FLOOD MAP
CENTRAL CALIFORNIA APPRAISALS 8-24 27
ZONING MAP
CENTRAL CALIFORNIA APPRAISALS 8-24 28
SUBJECT PROPERTY PHOTOGRAPHS
CENTRAL CALIFORNIA APPRAISALS 8-24 29
West Property Line
Looking East from West Property Line
SUBJECT PROPERTY PHOTOGRAPHS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 30
Southeast Corner of Property
Looking Southwest from East side of Parcel
TAX ASSESSMENT
CENTRAL CALIFORNIA APPRAISALS 8-24 31
CURRENT TAXATION & ASSESSMENT DESCRIPTION
The current method of taxation of real property in California is mandated by Proposition 13, under which real estate taxes were reduced to one percent of the property's full market value as of the 1975/76 fiscal year, plus any voter-approved bond indebtedness. The Assessor's assessment of market value is limited to a maximum of two percent annual increase, unless the property is transferred or there is substantial new construction. In either of these two events, the property is re-appraised to current market value, usually as evidenced by the sales price or the construction cost.
The subject property is owned by the City of Ridgecrest and is Tax Exempt.
HIGHEST & BEST USE
CENTRAL CALIFORNIA APPRAISALS 8-24 32
HIGHEST & BEST USE INTRODUCTION
The highest and best use of the subject property provides the foundation for the valuation section. Highest and best use is defined in the 7th edition of The Dictionary of Real Estate Appraisal (Appraisal Institute, Chicago, 2022), as follows:
1. The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.
2. The use of an asset that maximizes its potential and that is possible, legally permissible, and financially feasible. The highest and best use may be for continuation of an asset’s existing use or for some alternative use. This is determined by the use that a market participant would have in mind for the asset when formulating the price that it would be willing to bid.
3. The highest and most profitable use for which the property is adaptable and needed or likely to be needed in the reasonably near future.
Highest and best use analysis uses the following steps for the subject:
Highest & Best Use As Vacant
Determination of the ideal improvements
Highest & Best Use As Improved
Conclusion of the Highest & Best Use
The analysis of highest and best use can be thought of as the logical end of a spectrum of market analysis procedures, running from the macroeconomic overview of a general market study, through more detailed marketability studies and analyses of financial feasibility, to the formal analysis of highest and best use. In theory, the highest and best use is commonly described as that reasonable and most profitable use that will support its highest present value. The highest and best use, or most profitable use, must be legally permissible, physically possible, financially feasible, and maximally productive.
This section develops the highest and best use of the subject property As-Vacant and As Improved.
AS VACANT ANALYSIS
In this section the highest and best use of the subject as vacant is concluded after taking into consideration financial feasibility, maximal productivity, marketability, legal, and physical factors.
Legally Permissible
Private restrictions, zoning, building codes, historic district controls, and environmental regulations are considered, if applicable to the subject site. The legal factors influencing the highest and best use of the subject site are primarily government regulations such as zoning ordinances. Permitted uses of the subject’s Service Commercial (CS) include numerous commercial and light industrial uses are allowed projects. Zoning change is not likely; therefore, uses outside of those permitted by the CS zoning are not considered moving forward in the as-vacant analysis.
Physically Possible
The test of what is physically possible for the subject site considers physical and locational characteristics that influence its highest and best use. In terms of physical features, the subject site totals 1.4600-acres (63,598 SF), it is generally rectangular in shape and has a level topography. The site has average exposure and average overall access. There are no physical limitations that would prohibit development of any of the by-right uses on the site.
HIGHEST & BEST USE (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 33
Financial Feasibility
Based on the subject’s zoning and location, development to uses allowed by zoning is financially feasible with the most likely use of the site determined to be for commercial use.
Maximum Productivity
There is only one use that creates value and at the same time conforms to the requirements of the first three tests. Financial feasibility, maximal productivity, marketability, legal, and physical factors have been considered and the highest and best use of the subject site as-vacant concluded to be development to uses as allowed by zone upon demand.
MOST PROBABLE BUYER
Based on the type of property and the highest and best use, it is our opinion that the most probable buyer for the subject would be an investor or owner-user.
VALUATION METHODS
CENTRAL CALIFORNIA APPRAISALS 8-24 34
VALUATION METHODS
In traditional valuation theory, the three approaches to estimating the value of an asset are the cost approach, sales comparison approach, and income capitalization approach. Each approach assumes valuation of the property at the property’s highest and best use. From the indications of these analyses, an opinion of value is reached based upon expert judgment within the outline of the appraisal process.
SITE VALUATION
The site value is a specific scope requirement of this assignment. Considering the subject property comprises a vacant site, the inclusion of estimate of vacant land value is deemed appropriate. Therefore, a valuation of the subject site has been provided herein.
COST APPROACH
The cost approach considers the cost to replace the proposed improvements, less accrued depreciation, plus the market value of the land. The cost approach is based on the understanding that market participants relate value to cost. The value of the property is derived by adding the estimated value of the land to the current cost of constructing a reproduction or replacement for the improvements and then subtracting the amount of depreciation in the structure from all causes. Profit for coordination by the entrepreneur is included in the value indication.
The Cost Approach is not a specific scope requirement of this assignment.
SALES COMPARISON APPROACH
The sales comparison approach estimates value based on what other purchasers and sellers in the market have agreed to as price for comparable properties. This approach is based upon the principle of substitution, which states that the limits of prices, rents, and rates tend to be set by the prevailing prices, rents, and rates of equally desirable substitutes. In conducting the sales comparison approach, we gather data on reasonably substitutable properties and make adjustments for transactional and property characteristics. The resulting adjusted prices lead to an estimate of the price one might expect to realize upon sale of the property.
The Sales Comparison Approach is not a specific scope requirement of this assignment. Characteristics specific to the subject property do not warrant that this valuation technique be developed. Based on this reasoning, the Improved Sales Comparison Approach is not presented within this appraisal.
INCOME CAPITALIZATION APPROACH
The income capitalization approach (“income approach”) simulates the reasoning of an investor who views the cash flows that would result from the anticipated revenue and expense on a property throughout its lifetime. The net income developed in our analysis is the balance of potential income remaining after vacancy and collection loss, and operating expenses. Thus, two key steps are involved: (1) estimating the net income applicable to the subject and (2) choosing appropriate capitalization rates and discount rates.
The Income Approach is not a scope requirement for this assignment.
CORRELATION AND CONCLUSION
Based on the agreed upon scope with the client, the subject’s specific characteristics and the interest appraised, this appraisal developed Land Sales Comparison Approach. The values presented represent the AsIs (Fee Simple Estate).
SITE VALUATION
CENTRAL CALIFORNIA APPRAISALS 8-24 35
SITE VALUATION INTRODUCTION
This section values the subject site by comparing it with substitute land sales or listings within the local market area or in competitive areas throughout the region. Land value is influenced by a number of factors; most notably development and use potential. These factors, as well as others, are factored in the following analysis.
UNIT OF COMPARISON
The most relevant unit of comparison for competing land is the $/SF. All of the comparable sales presented in this section were reported on this basis.
COMPARABLE SELECTION
A thorough search was made for similar land sales in the area. The parameters of the survey were highest and best use, zoning, proximity to the subject, size, and date of sale. In selecting comparables, emphasis was placed on confirming recent sales of sites that are similar to the subject property in terms of location and physical characteristics. Overall, the sales used represent the best comparables available for this analysis.
SUMMARY OF SALES
Six transactions were deemed applicable within the subject’s market area, summarized below:
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 36
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 37
Commercial Land-Proposed TownePlace
Suites
Comparable 1
Sale Information
Buyer Ridgecrest Hospitality LLC
Seller Ridgecrest Redevelopment Agency
Sale Date 10/25/2018
Transaction Status Closed
Sale Price $617,000 $5.49 /SF Land
Analysis Price $617,000 $5.49 /SF Land
Recording Number 2019.36004
Rights Transferred Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Property
Land Area 2.58 Acres (112,385 SF)
Number of Parcels 1
Zoning CS
Shape Flag
Topography Level
Corner Yes
Off-Site Improvements Asphalt paved roadways with concrete curbs, gutters, and sidewalks.
Utilities Full / Available
Flood Zones No Flood Zones
SEQ N. China Lake Blvd. & E.
Ward Ave.
Ridgecrest, CA 93555
County
Kern
APN
033-070-15
Confirmation
Name Appraisal Report, Grant Deed
Date 2/12/2024
Remarks
This property is at the southeast quadrant of N. China Lake Blvd. and E.
Ward Ave. More specifically, it is located at the southwest corner of E.
Ward Ave. and Chelsea St. in Ridgecrest, CA. It has a "leg" which touches N. China Lake Blvd.
It was sold by the Ridgecrest Redevelopment Agency who was reportedly looking for a buyer who would develop the site to a use complementary to existing and planned uses for the area. The property was not listed for sale. Subsequent to purchase, the buyer obtained entitlements for the hotel and as of February 2024 construction is in process anticipated complete date is mid-2024.
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 38
Commercial Land
Comparable 2
Sale Information
Buyer 145drummondave LLC
Seller Bachman Family Trust
Sale Date 9/23/2021
Transaction Status Closed
Sale Price $175,000 $3.32 /SF Land
Analysis Price $175,000 $3.32 /SF Land
Listing Price $195,000 $3.69 /SF Land
Recording Number 2021.189700
Rights Transferred Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Marketing Time 44 days
Property
Land Area 1.21 Acres (52,708 SF)
Number of Parcels 1
Zoning CO
Shape Generally Rectangular
Topography Level
Corner Yes
Off-Site Improvements Concrete curbs, gutters, and sidewalks Utilities Available
Drummond Ave.
Ridgecrest, CA 93555
County
Kern
APN
067-210-18
Confirmation
Name Mary Lundstrom
Company Coldwell Banker
Affiliation Buyer's Agent
Date 2/12/2024
Remarks
The property fronts the south side of Drummond Ave., between N. Warner St. and N. Fairview St., in Ridgecrest, CA. The site is improved with concrete curbs, gutters, and sidewalks along the north, east, and west property lines. Utilities are adjacent to the site.
The property was listed for $195,000 or $3.69/SF on July 20, 2021.
According to the buyer's agent there were no concessions. The buyer is a doctor who plans on building an office building on the property. As of February 2024 the plans are still in progress.
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 39
Commercial Land
Comparable 3
Sale Information
Buyer R & L Capital Inc
Seller Indian Wells Valley Water District
Sale Date 3/1/2022
Transaction Status Closed
Sale Price $60,000 $1.87 /SF Land
Analysis Price $60,000 $1.87 /SF Land
Listing Price $67,700 $2.11 /SF Land
Recording Number 2022.42977
Rights Transferred Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Marketing Time 816 days
Property
Land Area 0.7351 Acres (32,022 SF)
Number of Parcels 1
Zoning CG
Shape Irregular
Topography Level to Sloping
Corner Yes
Off-Site Improvements Curbs, Gutter, Partial Fence, some landscaping
SEC N China Lake Blvd. & French
Ave.
Ridgecrest, CA 93555
County
Kern
APN
396-060-14-00-5
Confirmation
Name Hank Eberhart
Company Coldwell Banker Best Realty
Phone Number 760-608-0185
Date 2/12/2024
Remarks
The property is located at the southeast corner of N China Lake Blvd. and French Ave. The site contains curbs, gutters and sidewalks. It also contains some fencing along west corner of the parcel. The property is adjacent to the north of a McDonald's and south of Petroglyph Park.
The property was listed for sale for $67,700 or $2.11/SF on July 20, 2019.
According to the listing agent, the property was owned by Indian Wells Valley Water District and was surplus to their needs. Reportedly, utilities are adjacent to the site. The buyer is improving the property to be used as a charging site for electric cars.
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 40
Commercial Land
Comparable 4
Sale Information
Buyer Suleman Atieh S / Alhayek Abeer
Seller Jeglum Family Trust
Sale Date 4/29/2022
Transaction Status Closed
Sale Price $100,000 $2.09 /SF Land
Analysis Price $100,000 $2.09 /SF Land
Listing Price $115,000 $2.40 /SF Land
Recording Number 2022.70006
Rights Transferred Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Marketing Time 302 days
Property
Land Area 1.1 Acres (47,916 SF)
Number of Parcels 1
Zoning CG
Shape Irregular
Topography Level
Corner No
N of Drummond Ave., W of
Norma St.
Ridgecrest, CA 93555
County
Kern
APN
420-020-07
Confirmation
Name Grant Deed, MLS
Date 2/13/2024
Remarks
The property is located on the west side of N Norma St., north of Drummond St., in Ridgecrest, Ca. It is adjacent to the north of a Dollar General. It contains curbs, gutters and sidewalks. According to the MLS, the site does not contain utilities.
The property was listed for sale for $115,000 or $2.40/SF on June 22, 2021.
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 41
Commercial Land
Comparable 5
Sale Information
Buyer Verdant Ridgecrest LLC
Seller Greens Inv 1 LLC
Sale Date 5/13/2022
Transaction Status Closed
Sale Price $910,000 $5.62 /SF Land
Analysis Price $910,000 $5.62 /SF Land
Listing Price $1,100,000 $6.77 /SF Land
Recording Number 2022.81040
Rights Transferred Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Marketing Time 439 days
Property
Land Area 3.7186 Acres (161,982 SF)
Number of Parcels 6
Zoning General Commercial
Shape Rectangular
Topography Level
Corner Yes
SEC S China Lake Blvd. & E
Church Ave.
Ridgecrest, CA 93555
County
Kern
APN
080-191-01, 080-191-02, 080-
191-03, 080-191-04, 080-191-
05, 080-191-06
Confirmation
Name Carole Vaughn
Company Vaughn Realty
Affiliation Listing Agent
Date 2/12/2024
Remarks
The property consists of 6 contiguous parcels located at the SEC of S China Lake Blvd. and E Church Ave., in Ridgecrest, Ca. According to the listing agent, the property is surrounded by development and utilities are adjacent to site.
The property was listed for $1,100,000 or $6.77/SF. According to the listing agent the buyer plans on developing the property with a hotel or fast food restaurant.
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 42
Commercial Land
Comparable 6
Sale Information
Buyer Faithful Holdings LLC
Seller C5 Group LLC
Sale Date 3/8/2023
Transaction Status Closed
Sale Price $170,000 $4.39 /SF Land
Analysis Price $170,000 $4.39 /SF Land
Listing Price $195,000 $5.03 /SF Land
Recording Number 2023.26796
Rights Transferred Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Property
Land Area 0.89 Acres (38,768 SF)
Number of Parcels 1
Zoning Service Commercial
Shape Irregular
Topography Level
Corner No
1551 N China Lake Blvd
Ridgecrest, CA 93555
County
Kern
APN
419-072-12
Confirmation
Name Grant Deed, Public Records.
Date 2/12/2024
Remarks
The property is located on the west side of N China Lake Blvd., south of Hwy 178 in Ridgecrest, Ca. It contains some curbs, sidewalks and paving.
According to an expired MLS, utilities are adjacent to site.
The property was previously listed for $195,000 or $5.03/SF, the listing expired October 1, 2022. It appears the property was not relisted prior to the 2023 purchase.
According to an article in The Daily Independent, the buyer is a local business owner who after purchasing has submitted plans to the City of Ridgecrest to build a 7' x 14' foot electronic sign on the property. The buyer plans on using revenue from renting the sign to fund a future business on the site.
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 43
Commercial Land
Comparable 7
Sale Information
Buyer Lee John
Seller Lawrence And Debbie Schiller Family
Trust
Sale Date 8/21/2023
Transaction Status Closed
Sale Price $66,000 $3.89 /SF Land
Analysis Price $66,000 $3.89 /SF Land
Listing Price $75,000 $4.41 /SF Land
Recording Number 2023.99624
Rights Transferred Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Property
Land Area 0.39 Acres (16,988 SF)
Number of Parcels 1
Zoning Service Commercial
Shape Rectangular
Topography Level
Corner No
W Perdew Ave.
Ridgecrest, CA 93555
County
Kern
APN
418-020-13
Confirmation
Name Grant Deed, MLS
Date 2/12/2024
Remarks
The property is located on the north side of W Perdew Ave., west of N Norma St., south of Hwy 178, in Ridgecrest, Ca. It contains curbs, gutters and sidewalks with utilities adjacent to site. It is two parcels east of Ridgecrest DMV.
The property was listed for sale for $75,000 or $4.41/SF. The buyer is an out of town Chiropractor, plans for the property are unclear.
SITE VALUATION (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 44
TRANSACTIONAL ADJUSTMENTS
Adjustments to the comparable sales were considered and made when warranted for expenditures after purchase, property rights transferred, conditions of sale, financing terms, and market conditions.
1. Property Rights - All of the sales comparables were fee simple sales reflecting the property rights appraised herein per the agreed upon scope of work.
2. Financing - The sales all reflected typical cash equivalent, lender-financed transactions and no adjustments were required for financing terms.
3. Sale Conditions - None of the comparables required a condition of sale adjustment, as all were confirmed to be arm’s length transactions.
4. Expenditures After Sale - Expenses that the buyer incurs after purchase (demolition, cleanup costs, etc.). No adjustments are warranted based on review of the land sales.
5. Market Conditions (Time) - Based on the analysis performed, which includes research and interpretation of value trends of the comparables presented herein, no adjustments were warranted.
PROPERTY ADJUSTMENT PROCESS
Property adjustments are usually expressed quantitatively as percentages or dollar amounts that reflect the differences in value attributable to the various characteristics of the property. These adjustments are based on locational and physical characteristics and are applied after the application of transaction and market conditions adjustments. Our reasoning for the property adjustments made to each sale comparable follows.
Size
Typically, as the size increases, the price/SF decreases, and vice versa, indicating adjustments to sales which are much larger or smaller than the subject. Sales 1 and 5 received upward adjustments as these are larger parcels. Sale 7 received downward adjustment as it is a smaller parcel.
Location
Sales 2, 3, 4, and 7 are inferior in location warranting upward adjustments. Sale 5 is superior in location warranting downward adjustment.
Access
Sale 1 has access from N China Lake Blvd, in addition to access from Ward Ave., superior to the subject. Sale 3 and 4 have inferior access warranting upward adjustments.
Exposure
Sale 5 consists of 6 contiguous corner parcels, superior in exposure warranting downward adjustment.
Shape
Sales 3, 4 and 6 are irregular shape warranting upward adjustments.
Utilities
Sale 4 did not have utilities on site or adjacent to site, therefore upward adjustment was applied.
Topography
No adjustments warranted.
PRESENTATION
The following Land Sales Comparison Table and location map summarize the sales data. Following these items, the site value is concluded.
SITE VALUATION
CENTRAL CALIFORNIA APPRAISALS 8-24 45
LAND SALES COMPARISON TABLE
SUBJECT COMP 1 COMP 2 COMP 3 COMP 4 COMP 5 COMP 6 COMP 7 Name Commercial Land Commercial LandAddress NWC McLean St. and Ward Ave.
City Ridgecrest Ridgecrest Ridgecrest Ridgecrest Ridgecrest Ridgecrest Ridgecrest RidgecrestState CA CA CA CA CA CA CA CAZip 93555 93555 93555 93555 93555 93555 93555 93555County Kern Kern Kern Kern Kern Kern Kern KernParcel 033-070-28-00-3 033-070-15 067-210-18 396-060-14 420-020-07 419-072-12 418-020-13
SALE INFORMATION
Transaction Price $617,000 $175,000 $60,000 $100,000 $910,000 $170,000 $66,000Transaction Price $/SF $5.49 $3.32 $1.87 $2.09 $5.62 $4.39 $3.89Property Rights ¹ Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee SimpleFinancing ² Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to SellerSale Conditions ³ Typical Typical Typical Typical Typical Typical TypicalExpenditures After Sale ⁴ $0 $0 $0 $0 $0 $0 $0Market Conditions ⁵ 10/25/2018 9/23/2021 3/1/2022 4/29/2022 5/13/2022 3/8/2023 8/21/2023Sale Status Closed Closed Closed Closed Closed Closed ClosedRecording Number 2019.36004 2021.18970 2022.429770 2022.70006 2022.8104 2023.26796 2023.99624Marketing Status Unknown Open Market Open Market Open Market Open Market Unknown Open Market - 1 27 10 15 - 11Unadjusted $/SF $5.49 $3.32 $1.87 $2.09 $5.62 $4.39 $3.89
PHYSICAL INFORMATION
Size (SF) 63,598 112,385 5% 52,708 0% 32,022 0% 47,916 0% 161,982 5% 38,768 0% 16,988 -5%Location Average Average 0% Average 10% Average 20% Average 5% Average -5% Average 0% Average 10%Access Average Average -15% Average 0% Average 20% Average 5% Average 0% Average 0% Average 0%Exposure Average Average 0% Average 0% Average 0% Average 0% Average -10% Average 0% Average 0%Shape Generally Rectangular
Flag 0% Generally
Rectangular
0% Irregular 20% Irregular 20% Rectangular 0% Irregular 5% Rectangular 0% Zoning CS CS 0% CO 0% CG 0% CG 0% CG 0% CS 0% CG 0%Utilities Full Available Full Available 0% Adjacent to Site 0% Adjacent to Site 0% Not Available 20% Adjacent to Site 0% Adjacent to 0% Adjacent to 0%Topography Level Level 0% Level 0% Level to Sloping 0% Level 0% Level 0% Level 0% Level 0%Total Physical Adjustments ($0.55) -10% $0.33 10% $1.12 60% $1.05 50% ($0.56) -10% $0.22 5% $0.19 5%Adjusted $/SF $4.94 $3.65 $2.99 $3.14 $5.06 $4.61 $4.08 080-191-01, -02, -03, -04,
05, -06
Commercial Land Commercial Land Commercial Land Commercial Land Commercial Land Commercial Land SEQ N. China Lake Blvd. &
E. Ward Ave. Drummond Ave. NEC N China Lake Blvd. & French Ave. N of Drummond Ave., W of Norma St. SEC S China Lake Blvd. & E Church Ave. 1551 N China Lake Blvd W Perdew Ave.
Marketing Period (Months)
SITE VALUATION
CENTRAL CALIFORNIA APPRAISALS 8-24 46
LAND VALUE CONCLUSION
Adjusted sales range from $2.99 to $5.06/SF. The lower level is set by Sale 3. This property is an irregular shape and in a slightly inferior location. Sale 5 sets the upper level. This sale consists of 6 contiguous corner parcels accessed from S China Lake Blvd., superior in location and exposure. Sales 1 is the oldest sale, it is one parcel south of the subject and of similar visibility to the subject; however, as it is the oldest sale it is given less consideration. Remaining sales range from $3.14 to $4.61/SF. Sales 6 are most similar with respect to location access and exposure. Sale 2 is most similar with respect to size, access, and exposure.
Based on the subject’s overall location, exposure and size, a unit value conclusion of $4/SF is supported. The following table summarizes the comparable land sales analysis and applies the unit value conclusion to the site area to provide an indication of the as-vacant land value.
RECONCILIATION OF VALUE CONCLUSIONS
CENTRAL CALIFORNIA APPRAISALS 8-24 47
RECONCILIATION OF VALUE CONCLUSIONS
The Reconciliation of Value Conclusions is the final step in the appraisal process and involves the weighing of the individual valuation techniques in relationship to their substantiation by market data, and the reliability and applicability of each valuation technique to the subject property.
The Cost Approach was not presented in this analysis. This approach has no application due to the fact that there are no improvements on the subject site. The exclusion of the Cost Approach does not diminish the credibility of the value conclusion.
Reliability of the Sales Comparison Approach is influenced by the degree of comparability between the property under analysis and those that have sold. Adjustments are reasonable and logical. Therefore, the Sales Comparison Approach is directly applicable.
The Income Approach to value is not utilized herein given that there is not any income in place at the site.
To reach a final opinion of value, we considered the reliability and relevance of each value indication based upon the quality of the data and applicability of the assumptions underlying each approach. Given the availability and reliability of data we gave the Sales Comparison approach primary weight in arriving at our final value conclusions.
ASSUMPTIONS & LIMITING CONDITIONS
CENTRAL CALIFORNIA APPRAISALS 8-24 48
This appraisal is subject to the following general assumptions and limiting conditions:
1. The legal description – if furnished to us – is assumed to be correct.
2. No responsibility is assumed for legal matters, questions of survey or title, soil or subsoil conditions, engineering, availability or capacity of utilities, or other similar technical matters. The appraisal does not constitute a survey of the property appraised. All existing liens and encumbrances have been disregarded and the property is appraised as though free and clear, under responsible ownership and competent management unless otherwise noted.
3. Unless otherwise noted, the appraisal will value the property as though free of contamination. Central California Appraisals will conduct no hazardous materials or contamination inspection of any kind. It is recommended that the client hire an expert if the presence of hazardous materials or contamination poses any concern.
4. The stamps and/or consideration placed on deeds used to indicate sales are in correct relationship to the actual dollar amount of the transaction.
5. Unless otherwise noted, it is assumed there are no encroachments, zoning violations or restrictions existing in the subject property.
6. The appraiser is not required to give testimony or attendance in court by reason of this appraisal, unless previous arrangements have been made.
7. Unless expressly specified in the engagement letter, the fee for this appraisal does not include the attendance or giving of testimony by Appraiser at any court, regulatory or other proceedings, or any conferences or other work in preparation for such proceeding. If any partner or employee of Central California Appraisals is asked or required to appear and/or testify at any deposition, trial, or other proceeding about the preparation, conclusions or any other aspect of this assignment, client shall compensate Appraiser for the time spent by the partner or employee in appearing and/or testifying and in preparing to testify according to the Appraiser’s then current hourly rate plus reimbursement of expenses.
8. The values for land and/or improvements, as contained in this report, are constituent parts of the total value reported and neither is (or are) to be used in making a summation appraisal of a combination of values created by another appraiser. Either is invalidated if so used.
9. The dates of value to which the opinions expressed in this report apply are set forth in this report. We assume no responsibility for economic or physical factors occurring at some point at a later date, which may affect the opinions stated herein. The forecasts, projections, or operating estimates contained herein are based on current market conditions and anticipated short-term supply and demand factors and are subject to change with future conditions. Appraiser is not responsible for determining whether the date of value requested by Client is appropriate for Client’s intended use.
10. The sketches, maps, plats and exhibits in this report are included to assist the reader in visualizing the property.
The appraiser has made no survey of the property and assumed no responsibility in connection with such matters.
11. The information, estimates and opinions, which were obtained from sources outside of this office, are considered reliable. However, no liability for them can be assumed by the appraiser.
12. Possession of this report, or a copy thereof, does not carry with it the right of publication. Neither all, nor any part of the content of the report, or copy thereof (including conclusions as to property value, the identity of the appraisers, professional designations, reference to any professional appraisal organization or the firm with which the appraisers are connected), shall be disseminated to the public through advertising, public relations, news, sales, or other media without prior written consent and approval.
13. No claim is intended to be expressed for matters of expertise that would require specialized investigation or knowledge beyond that ordinarily employed by real estate appraisers. We claim no expertise in areas such as, but not limited to, legal, survey, structural, environmental, pest control, mechanical, etc.
ASSUMPTIONS & LIMITING CONDITIONS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 49
14. This appraisal was prepared for the sole and exclusive use of the client for the function outlined herein. Any party who is not the client or intended user identified in the appraisal or engagement letter is not entitled to rely upon the contents of the appraisal without express written consent of Central California Appraisals and Client. The Client shall not include partners, affiliates, or relatives of the party addressed herein. The appraiser assumes no obligation, liability or accountability to any third party.
15. Distribution of this report is at the sole discretion of the client, but third-parties not listed as an intended user on the face of the appraisal or the engagement letter may not rely upon the contents of the appraisal. In no event shall client give a third-party a partial copy of the appraisal report. We will make no distribution of the report without the specific direction of the client.
16. This appraisal shall be used only for the function outlined herein, unless expressly authorized by Central California Appraisals.
17. This appraisal shall be considered in its entirety. No part thereof shall be used separately or out of context.
18. Unless otherwise noted in the body of this report, this appraisal assumes that the subject property does not fall within the areas where mandatory flood insurance is effective. Unless otherwise noted, we have not completed nor have we contracted to have completed an investigation to identify and/or quantify the presence of non-tidal wetland conditions on the subject property. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination.
19. The flood maps are not site specific. We are not qualified to confirm the location of the subject property in relation to flood hazard areas based on the FEMA Flood Insurance Rate Maps or other surveying techniques. It is recommended that the client obtain a confirmation of the subject property’s flood zone classification from a licensed surveyor.
20. If the appraisal is for mortgage loan purposes 1) we assume satisfactory completion of improvements if construction is not complete, 2) no consideration has been given for rent loss during rent-up unless noted in the body of this report, and 3) occupancy at levels consistent with our “Income and Expense Projection” are anticipated.
21. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures which would render it more or less valuable. No responsibility is assumed for such conditions or for engineering which may be required to discover them.
22. Our inspection included an observation of the land and improvements thereon only. It was not possible to observe conditions beneath the soil or hidden structural components within the improvements. We inspected the buildings involved, and reported damage (if any) by termites, dry rot, wet rot, or other infestations as a matter of information, and no guarantee of the amount or degree of damage (if any) is implied. Condition of heating, cooling, ventilation, electrical and plumbing equipment is considered to be commensurate with the condition of the balance of the improvements unless otherwise stated. Should the client have concerns in these areas, it is the client’s responsibility to order the appropriate inspections. The appraiser does not have the skill or expertise to make such inspections and assumes no responsibility for these items.
23. This appraisal does not guarantee compliance with building code and life safety code requirements of the local jurisdiction. It is assumed that all required licenses, consents, certificates of occupancy or other legislative or administrative authority from any local, state or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value conclusion contained in this report is based unless specifically stated to the contrary.
24. When possible, we have relied upon building measurements provided by the client, owner, or associated agents of these parties. In the absence of a detailed rent roll, reliable public records, or “as-built” plans provided to us, we have relied upon our own measurements of the subject improvements. We follow typical appraisal industry methods; however, we recognize that some factors may limit our ability to obtain accurate measurements including, but not limited to, property access on the day of inspection, basements, fenced/gated areas, grade elevations, greenery/shrubbery, uneven surfaces, multiple story structures, obtuse or acute wall angles, immobile obstructions, etc. Professional building area measurements of the quality, level of detail, or accuracy of professional measurement services are beyond the scope of this appraisal assignment.
ASSUMPTIONS & LIMITING CONDITIONS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 50
25. We have attempted to reconcile sources of data discovered or provided during the appraisal process, including assessment department data. Ultimately, the measurements that are deemed by us to be the most accurate and/or reliable are used within this report. While the measurements and any accompanying sketches are considered to be reasonably accurate and reliable, we cannot guarantee their accuracy. Should the client desire more precise measurement, they are urged to retain the measurement services of a qualified professional (space planner, architect or building engineer) as an alternative source. If this alternative measurement source reflects or reveals substantial differences with the measurements used within the report, upon request of the client, the appraiser will submit a revised report for an additional fee.
26. In the absence of being provided with a detailed land survey, we have used assessment department data to ascertain the physical dimensions and acreage of the property. Should a survey prove this information to be inaccurate, upon request of the client, the appraiser will submit a revised report for an additional fee.
27. If only preliminary plans and specifications were available for use in the preparation of this appraisal, and a review of the final plans and specifications reveals substantial differences upon request of the client the appraiser will submit a revised report for an additional fee.
28. Unless otherwise stated in this report, the value conclusion is predicated on the assumption that the property is free of contamination, environmental impairment or hazardous materials. Unless otherwise stated, the existence of hazardous material was not observed by the appraiser and the appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation or other potentially hazardous materials may affect the value of the property. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required for discovery. The client is urged to retain an expert in this field, if desired.
29. The Americans with Disabilities Act (“ADA”) became effective January 26, 1992. We have not made a specific compliance survey of the property to determine if it is in conformity with the various requirements of the ADA.
It is possible that a compliance survey of the property, together with an analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the Act. If so, this could have a negative effect on the value of the property. Since we have no direct evidence relating to this issue, we did not consider possible noncompliance with the requirements of ADA in developing an opinion of value.
30. This appraisal applies to the land and building improvements only. The value of trade fixtures, furnishings, and other equipment, or subsurface rights (minerals, gas, and oil) were not considered in this appraisal unless specifically stated to the contrary.
31. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated, unless specifically stated to the contrary.
32. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute prediction of future operating results. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance.
33. Any estimate of insurable value, if included within the scope of work and presented herein, is based upon figures developed consistent with industry practices. However, actual local and regional construction costs may vary significantly from our estimate and individual insurance policies and underwriters have varied specifications, exclusions, and non-insurable items. As such, we strongly recommend that the Client obtain estimates from professionals experienced in establishing insurance coverage. This analysis should not be relied upon to determine insurance coverage and we make no warranties regarding the accuracy of this estimate.
34. The data gathered in the course of this assignment (except data furnished by the Client) shall remain the property of the Appraiser. The appraiser will not violate the confidential nature of the appraiser-client relationship by improperly disclosing any confidential information furnished to the appraiser. Notwithstanding the foregoing, the Appraiser is authorized by the client to disclose all or any portion of the appraisal and related appraisal data to appropriate representatives of the Appraisal Institute if such disclosure is required to enable the appraiser to comply with the Bylaws and Regulations of such Institute now or hereafter in effect.
ASSUMPTIONS & LIMITING CONDITIONS (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 51
35. You and Central California Appraisals both agree that any dispute over matters in excess of $5,000 will be submitted for resolution by arbitration. This includes fee disputes and any claim of malpractice. The arbitrator shall be mutually selected. If Central California Appraisals and the client cannot agree on the arbitrator, the presiding head of the Local County Mediation & Arbitration panel shall select the arbitrator. Such arbitration shall be binding and final. In agreeing to arbitration, we both acknowledge that, by agreeing to binding arbitration, each of us is giving up the right to have the dispute decided in a court of law before a judge or jury.
In the event that the client, or any other party, makes a claim against Central California Appraisals or any of its employees in connections with or in any way relating to this assignment, the maximum damages recoverable by such claimant shall be the amount actually received by Central California Appraisals for this assignment, and under no circumstances shall any claim for consequential damages be made.
36. Acceptance and/or use of this appraisal report constitutes acceptance of the foregoing general assumptions and limiting conditions.
CERTIFICATION
CENTRAL CALIFORNIA APPRAISALS 8-24 52
I certify that, to the best of my knowledge and belief:
The statements of fact contained in this report are true and correct. The reported analyses, opinions, and conclusions of the signer are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
The signer of this report has no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved. Michael Burger MAI, R/W-AC has performed no services, specifically as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment.
The signer is not biased with respect to the property that is the subject of this report or to the parties involved with this assignment.
The engagement in this assignment was not contingent upon developing or reporting predetermined results.
The compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
The reported analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, and the Uniform Standards of Professional Appraisal Practice, as set forth by the Appraisal Standards Board of the Appraisal Foundation. Michael Burger MAI, R/W-AC inspected the property that is the subject of this report. Patricia Roman provided significant real property appraisal assistance to the appraisers signing the certification as discussed in the Scope of Work.
The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
As of the date of this report, Michael Burger MAI, R/W-AC has completed the continuing education program for Designated Members of the Appraisal Institute.
Michael Burger MAI, R/W-AC
Certified General Real Estate Appraiser
California License No. AG003817
Expiration Date 5/17/2024
ADDENDA
CENTRAL CALIFORNIA APPRAISALS 8-24 53
Subject Photographs
Engagement letter
Earthquake Map
Qualifications
ADDENDA (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 54
SUBJECT PHOTOGRAPHS
Looking East on Ward Ave. Looking North Across Parcel
Corner of Ward Ave. and McLean St. Looking West Across Parcel Looking South on McLean St. Looking Southwest Across Parcel
ADDENDA (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 55
ENGAGEMENT LETTER
ADDENDA (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 56
EARTHQUAKE MAP
ADDENDA (CONTINUED)
CENTRAL CALIFORNIA APPRAISALS 8-24 57
QUALIFICATIONS
Qualifications of Michael C. Burger, MAI, R/W-AC
Senior Managing Director
Central California Appraisals
Certifications
CA Cert Gen AG003817
Experience
Senior Managing Director
Central California Appraisals (2023 - Present)
Senior Managing Director
Valbridge Property Advisors | Central California (2013 - 2023) President and Chief Appraiser
Michael Burger and Associates (1997 - 2013)
Probate Referee
State of California (2011 - Present)
Area Development Officer and Zone Owner
Zone Data Systems | Zaio Inc. (2007- Present)
Residential and Commercial Appraiser
Bruce Beaudoin Real Estate Appraisers (1987 - 1997)
VP Finance
Alpha Gamma Rho – San Luis Obispo Chapter (1985 - 1986) Home Builder
John K Richardson – General Contractor (1985 - 1986)
Education
Bachelor of Science
Agricultural Business Management,
California Polytechnic State University
Contact Details
Central California Appraisals | Michael Burger &
Associates
4915 Calloway Drive, Suite 101
Bakersfield, CA 93312
661-587-1010 x101 Phone
661-834-0748 Fax
[email protected]
www.appraisecc.com
Professional Credentials
MAI – Appraisal Institute
Certified General Appraiser – State of California
FHA Approved – U.S. Department of Housing and Urban Development R/W-AC – International Right of Way Association
Probate Referee of Kern County, Mono County, Inyo County Department of Veterans Affairs Fee Appraiser ID#5003448 Civic, Volunteer and Professional Affiliations
Director (2013-Present) Friend of Mercy Foundation
President (1998) Bakersfield Chapter Appraisal Institute Director (2003) Bakersfield East Rotary Club
President and Treasurer (Past) Executive Association of Kern County Class of 2000 Greater Bakersfield Chamber of Commerce Leadership Club Director (Past) Alpha Gamma Rho Alumni Association
Director and Secretary (Past) Bakersfield Active 20-30 Club Advisory Team City of Bakersfield Planning Department – Urban Decay Guest Lecturer: Bakersfield College, Cal Poly State University, Bakersfield Board of Realtors, Executive Associate of Kern County, Kern Kiwanis, Kern County Tax Payers Association, KERN Talk Radio, Watson Realty Corporation.
Pro Bono Appraisal and Consulting services have been provided to the Bakersfield Police Activities League, Bakersfield Museum of Art, American National Red Cross, Habitat for Humanity, Salvation Army, and Kern Veteran’s Memorial Foundation.
Appraisal Specialties
Subdivision Development, Mixed-use, Retail Centers, Professional/Medical Office, Hotel/Motel, Restaurant, Apartments, Industrial, Special Use & Going Concern, Hangars, High-rise and Low-rise Condominiums, Gas Stations, Golf Course, Auto Dealerships, Specialty Medical Facilities, Bowling Centers, Self-Storage, Single Family Residential, Right-of-Way/ Condemnation, Investment Analysis, Market Studies, Feasibility & High and Best Use Analysis, Business Valuations, Partial Interest Valuations.
Real Estate Courses
Rural Appraisal – Cal Poly University Real Estate Appraisal – Bakersfield College Real Estate Finance – Cal Poly University Advanced Real Estate Appraisal – Bakersfield College Principle of Real Estate – Cal Poly University Partial Interest Valuation Appraisal Institute Courses (19- to 40-hour courses)
Real Estate Principles Standards of Professional Practice A & B Basic Valuation Procedures The Appraisers Complete Review Capitalization Theory & Technical A & B Condemnation Appraising Case Studies in Real Estate Valuation Separating Real & Personal Property from Intangible Report Writing & Valuation Analysis Business Assets
International Right of Way Courses (19- to 40-hour courses) The Appraisal of Partial Acquisitions (#401) Business Relocation (#502) Eminent Domain Law (#803)
Real Estate Appraisal Seminars
Understanding Limited Appraisals – General The FHA and the Appraisal Process Appraising Complex Residential Properties FHA Appraising for Valuation Professionals Non-Residential Demonstration Appraisal Reports Appraisal of Nonconforming Uses O.R.E.A. Federal & State Laws & Regulations Appraisal of Nursing Facilities Loss Prevention Program for Real Estate Technology and the Appraisal Process Real Estate Appraiser Expert Witness National USPAP Update Trends in the Hospitality Industry Appraising Manufactured Housing Valuation Considerations - Partial Acquisition Litigation Seminar Valuation of Detrimental Conditions Business Practices and Ethics A Review of 1 – 4 Residential Form Vineyard Valuation & Ag Symposium Internet Sources for the California Appraiser Uniform Appraisal Dataset (UAD)
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RESOLUTION NO. 24 - Xx