Agenda — Ridgecrest City Council, June 4, 2025 (part 2 of 2)

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; and Map Book 067: Page 040; Parcel 29.

Page | 46
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Image taken from establishing Engineer’s report; courtesy of Willdan Financial Page | 47
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
510-010-24
Page | 48
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Image taken from establishing Engineer’s report; courtesy of Willdan Financial with City Staff notations.

Traffic Signal
Page | 49
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Wrong Location
Page | 50
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Not a part of District
Page | 51
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Page | 52
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

Page | 53
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
City of Ridgecrest
Landscape and Lighting District No. 2012-1
Fiscal Year 2025/2026 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 $414.45 $414.45 20458 510-211-02-00-2 105 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-211-03-00-5 109 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-211-04-00-8 113 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-211-05-00-1 117 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-211-06-00-4 121 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-211-07-00-7 125 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-211-08-00-0 129 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-211-09-00-3 128 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-211-10-00-5 124 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-211-11-00-8 120 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-211-12-00-1 116 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-211-13-00-4 112 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-211-14-00-7 108 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-211-15-00-0 104 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-211-16-00-3 100 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-01-00-6 101 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-02-00-9 105 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-03-00-2 109 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-04-00-5 113 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-05-00-8 117 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-06-00-1 121 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-07-00-4 125 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-08-00-7 129 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-212-09-00-0 124 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-10-00-2 120 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-11-00-5 116 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-12-00-8 112 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-13-00-1 108 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-14-00-4 104 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-15-00-7 100 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-16-00-0 101 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-17-00-3 105 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-18-00-6 109 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-19-00-9 113 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-20-00-1 117 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-21-00-4 121 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-212-22-00-7 125 Majestic Sky Ct. Original Zone 1.00 $414.45 $414.45 20458 510-213-01-00-0 201 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-213-02-00-6 205 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-213-03-00-9 209 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-213-04-00-2 213 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-213-05-00-5 217 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-213-06-00-8 221 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-213-07-00-1 225 Rainshadow Ct. Original Zone 1.00 $414.45 $414.45 20458 510-213-08-00-4 2000 Del Rosa St. Original Zone 1.00 $414.45 $414.45 Page | 54
2025/2026 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 $414.45 $414.45 20458 510-213-10-00-9 2008 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-213-11-00-2 2012 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-213-12-00-5 2016 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-213-13-00-8 216 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-213-14-00-1 212 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-213-15-00-4 208 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-213-16-00-7 204 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-213-17-00-0 200 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-01-00-0 201 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-02-00-3 205 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-03-00-6 209 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-04-00-9 213 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-05-00-2 2024 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-214-06-00-5 2028 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-214-07-00-8 2032 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-214-08-00-1 2036 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-214-09-00-4 2037 Wild Thorn Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-10-00-6 2031 Wild Thorn Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-11-00-9 2025 Wild Thorn Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-12-00-2 2019 Wild Thorn Dr. Original Zone 1.00 $414.45 $414.45 20465 510-010-24-00-1 No Situs Available 01B 30.00 $6,222.60 $12,433.46 20465 510-220-01-00-5 100 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-02-00-8 104 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-03-00-1 108 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-04-00-4 112 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-05-00-7 116 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-06-00-0 120 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-07-00-3 124 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-08-00-6 128 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-09-00-9 132 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-10-00-1 136 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-11-00-4 140 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-12-00-7 144 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-13-00-0 148 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-14-00-3 152 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-15-00-6 156 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-16-00-9 160 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20467 510-010-17-00-1 No Situs Available 01C 26.50 $2,500.28 $10,982.88 20468 343-351-34-00-8 Bowman Rd 2 13,117.41 $18,626.72 $20,213.93 20468 343-351-35-00-1 Bowman Rd 2 10,154.09 $14,418.81 $15,647.45 20470 343-351-01-00-2
(Council Capped) No Situs Available 3 107.53 $128.82 $128.82 20470 343-351-02-00-5
(Council Capped) No Situs Available 3 107.53 $128.82 $128.82 20470 343-351-03-00-8
(Council Capped) No Situs Available 3 0.00 $0.00 $0.00
20470 343-351-06-00-7
(Council Capped) No Situs Available 3 107.53 $128.82 $128.82 20470 343-351-07-00-0
(Council Capped) No Situs Available 3 107.53 $128.82 $128.82 20470 343-351-08-00-3
(Council Capped) No Situs Available 3 0.00 $0.00 $0.00
Page | 55
2025/2026 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 $2,022.06 $2,022.06 20470 509-020-22-00-8 911 S. China Lake Blvd. 3 4374.80 $5,241.01 $5,241.01 20470 509-020-46-00-8 No Situs Available 3 154.54 $185.15 $185.15 20471 456-351-01-00-5 1041 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-02-00-8 1037 Ocean Ave 4 1.00 $170.86 $186.85 20471 456-351-03-00-1 1033 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-04-00-4 1029 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-05-00-7 1025 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-06-00-0 1021 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-07-00-3 1017 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-01-00-2 850 Harriet St. 4 1.00 $170.86 $186.85 20471 456-352-02-00-5 846 Harriet St. 4 1.00 $170.86 $186.85 20471 456-352-03-00-8 1010 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-04-00-1 1014 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-05-00-4 1018 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-06-00-7 1022 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-07-00-0 1026 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-08-00-3 1030 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-09-00-6 1034 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-10-00-8 1038 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-361-01-00-8 801 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-02-00-1 805 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-03-00-4 809 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-04-00-7 813 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-05-00-0 817 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-06-00-3 821 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-07-00-6 825 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-08-00-9 1057 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-361-09-00-2 1053 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-361-10-00-4 1049 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-361-11-00-7 1045 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-362-01-00-5 1042 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-362-02-00-8 1046 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-362-03-00-1 1050 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-362-04-00-4 816 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-05-00-7 812 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-06-00-0 808 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-07-00-3 804 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-08-00-6 800 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-09-00-9 801 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-10-00-1 807 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-11-00-4 813 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-12-00-7 819 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-13-00-0 821 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-14-00-3 818 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-15-00-6 812 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-16-00-9 806 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-17-00-2 800 Beach Ct. 4 1.00 $170.86 $186.85 Page | 56
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
20472 453-281-01-00-4 1235 San Michele Pl. 5 1.00 $177.20 $176.96 20472 453-281-02-00-7 1241 San Michele Pl. 5 1.00 $177.20 $176.96 20472 453-281-03-00-0 1130 Marabella Dr. 5 1.00 $177.20 $176.96

FUND APN SITUS ADDRESS ZONE BENEFIT

UNITS CHARGE MAXIMUMASSESSMENT
20472 453-281-04-00-3 1124 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-281-05-00-6 1118 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-281-06-00-9 1112 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-281-07-00-2 1106 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-281-08-00-5 1100 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-01-00-1 1125 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-02-00-4 1119 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-03-00-7 1113 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-04-00-0 1107 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-05-00-3 1101 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-291-01-00-7 1219 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-291-02-00-0 1225 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-291-03-00-3 1229 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-292-01-00-4 1124 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-292-02-00-7 1118 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-292-03-00-0 1112 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-292-04-00-3 1106 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-292-05-00-6 1100 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-01-00-1 1125 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-02-00-4 1119 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-03-00-7 1113 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-04-00-0 1107 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-05-00-3 1101 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-301-01-00-9 1213 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-301-02-00-2 1207 San Michelle Pl. 5 1.00 $177.20 $183.16 20472 453-301-03-00-5 1201 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-301-04-00-8 1129 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-05-00-1 1125 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-06-00-4 1119 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-07-00-7 1113 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-08-00-0 1107 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-09-00-3 1101 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-01-00-6 1124 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-02-00-9 1118 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-03-00-2 1112 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-04-00-5 1106 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-05-00-8 1100 Via Flore Wy. 5 1.00 $177.20 $183.16 067-040-29-00-4 400 Mojave View Dr. 6 4550.00 $18,472.09 $18,472.09 Totals 34,693.32 $ 114,005.68 $ 135,850.40
Parcel Count Total 182
Parcel Count Levied 180
Page | 57
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Reserve Fund Contributions:

Zone Reserve Contribution Reserve Fund Est.

Balance
General Fund
Contribution
Reserve Fund
Target
1A ($288.39) $24,207.06 $0.00 $35,000
1B $0.00 11,887.00 $0.00 $35,000
1C $0.00 $10,969.00 $0.00 $35,000
2 $0.00 $33,772.00 $0.00 $50,000
3 $0.00 ($21,580.70) $10,389.97 $50,000
4 $0.00 $7,753.00 $0.00 $35,000
5 $0.00 $4,500.62 $0.00 $35,000
6 $0.00 $4,487.00 $0.00 $50,000

REINSTATE
ANNEXATION 2016-2

BENEFIT UNIT REPORT
DRAFT
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 2025/2026
Intent Meeting: June 4, 2025
Public Hearing: June 18, 2025
Adoption: July 16, 2025
Page | ii
2025/2026 City of Ridgecrest
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 2025/2026 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 ______________, 2025.

By: ________________________________
Travis Reed, Deputy City Manager
R.C.E. # 93828
Page | 3
2025/2026 City of Ridgecrest
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 .................................................................................. 8 Landscape Improvements ............................................................................ 8 Lighting Improvements .............................................................................. 15 PART II — METHOD OF APPORTIONMENT .......................................................18 Benefit Analysis ................................................................................................... 18 Special Benefit ..................................................................................................... 18 General Benefit ..................................................................................................... 21 Landscape General Benefit………………………………………………………….. 21
Lighting General Benefit……………………………………………………………... 22
Assessment Methodology .................................................................................. 24 Zones of Benefit ................................................................................................... 25 Equivalent Benefit Units ...................................................................................... 25 Summary of Equivalent Benefit Unit Assignments……………………………… 36 Allocation of Improvement Costs Zone 1, 1B, 1C, 2, 3, 4, & 5.......................... 38 Allocation of Improvement Costs Zone 6 …........................................................ 39 Assessment Range Formula ................................................................................ 41 PART III — DISTRICT BUDGETS ......................................................................... 43 PART IV — DISTRICT DIAGRAMS ....................................................................... 45 PART V — ASSESSMENT ROLL ......................................................................... 52 Page | 4
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 2025/2026, 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 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.

Page | 5
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 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 Page | 6
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 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.

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.

Annexation 2024-1
Zone 6: As directed by the City Council, this Report addresses the formation of Landscaping and Lighting District 2024-1 and the concurrent annexation of this district and territory into the Consolidated District (Landscaping and Lighting District No. 2012-1) as Zone 6 (Annexation No. 2024-1) for fiscal year 2025/2026.

The District/Zone consists of the property and subdivision of land known as the Mojave View Apartments and identified as Assessor’s Parcel Number 067-040-029-00-4. This multi-family residential development will receive a particular and distinct benefit from the landscaping and lighting improvements installed in connection with the development of this property located on the northeast corner of N Norma Street and Mojave View Avenue, which is located on the east side of N Norma Street and generally south of W Felspar Avenue and north of W Las Flores Avenue.

The territory within the District/Zone is currently comprised of a single parcel totaling approximately five acres (5.070 acres), identified on the Kern County Assessor’s Parcel Map Book 067, Page 040, Parcel 29.

The parcel’s planned development includes approximately 76 multi-family residential units and related common areas and easements. The District/Zone Diagram contained in Part IV of this Report provides a visual representation of the boundaries of the District/Zone and the general location of the improvements to be maintained.

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:

Page | 7
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 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.

Page | 8
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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, and landscape near the Mojave View Apartments.

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 | 9
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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;
47 vines attached to the masonry wall;
561 linear feet of masonry wall;
3,486 square feet of sidewalk area; and
Page | 10
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

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 Page | 11
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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);
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, Page | 12
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

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 $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
Page | 13
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Comprises that portion of the parcels within Annexation 2019-1 (Tract 6908) and is currently fortyfive (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 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. 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);
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, Page | 14
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 nonirrigated, natural (hardscape) parkway area between the curb and masonry wall along the perimeter of the development incorporating the following:

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.

Annexation 2024-1
Zone 6
Page | 15
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
The landscaping improvements associated with the District/Zone are considered local improvements installed specifically in connection with the development of the property within its boundaries. The landscaping improvements for the District/Zone to be funded in whole or in part by the assessments incorporates approximately 4,550 square feet of landscape area including the following:
 The parkway area behind the sidewalk on the east side of N. Norma Street from Mojave View Avenue (the southern boundary) to the northern boundary of the District/Zone, which is also the northern boundary of parcel 067-040-029-00-4. This area totals approximately 775 square feet of bare ground that will require weed abatement services; and
 The parkway area behind the sidewalk at the northeast corner of Mojave View Avenue and N. Norma Street and the area behind the sidewalk along the north side of Mojave View Avenue to the eastern boundary of the District/Zone, which is also the eastern boundary of parcel 067-040-029-00-4. This improvement area totals approximately 3,775 square feet and is generally comprised of approximately 1,540 square feet of decorative rock and 2,235 square feet of irrigated landscaping.

The maintenance and servicing of the landscape 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 surface areas, landscape materials, and facilities. 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 for this District/Zone based on available funding.

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
Ten (10) street lights on the perimeter of Tract No. 6740 including:

Page | 16
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

Annexation 2019-1
Zone 4
The lighting improvements associated within Zone 04 are identified as local street lighting Page | 17
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

Annexation 2024-1
Zone 6
The lighting improvements associated with the District/Zone are identified as local street lighting improvements installed specifically in connection with the development of properties within the proposed district boundaries (Development Specific Street Lights), which includes, but is not limited to:
 One (1) development perimeter street light that is adjacent to the development at the northeast corner of N. Norma Street and Mojave View Avenue; and
 Two (2) development perimeter street lights located adjacent to the Mojave View Apartments development on the north side of Mojave View Avenue.

Excluded Improvements
Improvements that are not a part of the District/Zone include, privately owned street lights and/or 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. Specifically, not included in the District/Zone 6 improvements is the wrought iron fencing, gates, and any other fencing for the Mojave View Apartments including the fencing adjacent to the landscape maintenance areas. These improvements and facilities shall be provided and maintained by the property owner, property management group or association established in connection with the development of the Mojave View Apartments.

Page | 18
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 (California Constitution)
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 costs of the proposed improvements addressed and described in this Report have been identified and allocated to properties within the District/Zone based on special benefits as outlined by Article XIII D of the California Constitution. The improvements provided, maintained, and serviced for each District/Zone and for which properties may be assessed are considered local landscaping and lighting improvements and related amenities that were installed in connection with the development (all property that comprises the District/Zone) and/or would otherwise be necessary or required for the development of property. The assessments and method of apportionment is based on the premise that the maintenance of these local improvements and/or property-related services would otherwise not have been required without the development of the property and the parcel(s) receive a particular and distinct benefit (special benefit) from the ongoing maintenance of the identified improvements as outlined by Article XIII D of the California Constitution. 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 Page | 19
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.” Proposition 218 Benefit Analysis
The local improvements provided in the District/Zone for which an assessment is being imposed, have been identified as necessary, desired and/or required for the orderly development of the parcel(s) to their full potential, consistent with the development plans and applicable portions of the City’s General Plan.

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 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 rights-of-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 Page | 20
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

Special Benefit
The ongoing maintenance of landscaped areas within the various Zones of the Consolidated District as well as this specific District/Zone provide aesthetic benefits to the properties directly associated with the improvements and creates a pleasant environment to walk, drive, live, and/or work. The primary function of such landscape improvements and related amenities and services is to provide an aesthetically pleasing enhancement of the public rights-of way or easements for the benefit of the immediately adjacent and 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 each respective District or Zone. These improvements are an integral part of the physical environment associated with the parcels to be assessed, and while some or all of the improvements may in part be visible to properties outside the Zones of the Consolidated District and this District/Zone, if the improvements for each these Zones and this District/Zone are not properly maintained, it is the parcels within each of these respective Zones that would be aesthetically burdened. Additionally, the street landscaping serves as a pleasant aesthetic amenity that enhances the approach to the parcels and in some cases, serves as both a physical buffer as well as a sound reduction buffer between the roadways and the properties in those Zones. Likewise, the landscaped areas for some of the Zones within the Consolidated District 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 various landscape improvements provide particular and distinct benefits to the properties and developments within each respective Zone including this proposed District/Zone.

Likewise, street lighting in the various Zones of the Consolidated District as well as the District/Zone addressed in this Report is primarily useful for illuminating the streets that provide access to the properties in those Zones, 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 each respective Zone of the Consolidated District as well as this District/Zone 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, residents, and guests, it is reasonable to assume that these properties derive a particular and distinct benefit from the street lights and/or 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 respective District and/or Zone.

Page | 21
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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/Zone assessments and the proximity and relationship to properties to be assessed, it is evident these improvements were installed in connection with the development of the multi-family residential property and/or residential development or are improvements that would otherwise be shared by and required for development of that property. Although the 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 Mojave View Apartments within the District/Zone which installed the improvements and these improvements were not required nor necessarily desired by any properties outside the boundaries of the District/Zone. It is also evident that the maintenance of these improvements and the level of 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 the District/Zone.

In the absence of a special funding source (the District/Zone), the City’s maintenance of these improvements would for the most part be limited to basic or baseline level of service that would typically provide for periodic servicing of the area on an as-needed basis for weed abatement, rodent control, and erosion control services. 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 level of services associated with the regular landscape maintenance that can be provided through the District/Zone assessments.

For the Consolidated District it was previously determined that 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 on average 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 a 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 benefits of the landscape maintenance provided to assessed parcels, for the purposes of calculating proportional benefits, these types of benefits are considered general benefits. It is apparent that trees, shrubs, plants, and other vegetation and groundcover reduce dust, debris, and potential water runoff that might otherwise occur if such landscape improvements did not exist.

However, it is also recognized that with the regular maintenance of the landscape improvements, the effort and cost to monitor and address these issues are reduced to isolated areas and/or less frequent servicing, and these activities, generally represent less than one percent (1%) of the overall landscape maintenance costs. Therefore, conservatively, we estimate that the costs associated with these indirect and incidental benefits do not exceed one percent (1%) of the annual Page | 22
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
maintenance expenditures for the 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 various District/Zone landscape improvements is 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 parcel(s) within the District/Zone. The calculated general benefit for landscaping improvements is identified in the budget provided in 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 rce n t ( 10%) o f t h e b u d g e t e d r e g u l a 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.

Page | 23
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 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 nonresidential 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 would not be necessary if it were Page | 24
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

In regards to the special benefits previously identified above, it is apparent that the local Development Specific Street Lights installed as part of the Mojave View Apartments (Zone 6) are solely for the use and benefit this multi-family residential development and there is no quantifiable general benefit to other properties or to the public at large. However, based on various traffic circulation studies, and related data and benefit considerations applied in other Zones of the Consolidated District it has been determined that the general benefit related to the overall operation and maintenance of perimeter street lights for residential developments is no more than six percent (6%) of the street light operating costs, but to ensure that no parcel is assessed for more than its proportional special benefit for such street lighting, the City will contribute for general benefit an amount equal to ten percent (10%) of the budgeted 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.

The calculated general benefit for lighting improvements is identified in the budget provided in Part III of this Report.

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, Zone 2 (Walmart), Zone 3 (Area around Walmart), and Zone 6 (Mojave View Apartments). 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, Page | 25
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
the location of the improvements in relationship to properties, the different types of properties associated with the improvements. To establish the proportional special benefit and ultimately the assessment obligation for 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, size and characteristics that reflects each parcel’s 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 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 these Districts and the direct proximity and relationship to the properties therein, it has been determined that each parcel within Tract maps 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, Annexation 2018-2 has been established and referred to as 5 for this District and Annexation 2024-1 has been established and referred to as Zone 6. 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 Page | 26
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 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 singlefamily 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 Page | 27
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

Although multi-family residential properties receive similar special benefits to that of single-family 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.

Page | 28
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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-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.

Zone 2 & 3
Zone 2 and Zone 3 are currently comprised of non-residential parcels (Developed or Approved) Page | 29
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 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.

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 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 Page | 30
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 non- residential 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 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 Non- Residential 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.

Page | 31
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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 Multi-Family 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 build- out (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 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 Page | 32
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

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.

Page | 33
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Zone 6
Zone 6 is entirely comprised of a single multi-family residential apartment complex property with seventysix (76) units, there is the potential for similar standalone multi-family residential apartment complexes and/or nearby undeveloped properties to be annexed into Zone 6 in the future. Therefore, rather than applying a residential unit methodology similar to Zones 1, 1B, 1C, 4, and 5, it has been determined that for this District/Zone the most appropriate method of apportionment is based on Benefit Frontage to the improvements, similar to what is applied in Zones 2 and 3 of the Consolidated District.

Land Use Classifications
The following provides a listing and description of the land use designations and apportionment calculations that are applicable to parcels within the District/Zone or may be applicable as a result of future annexations. This listing includes but is not limited to:

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 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/Townhome 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 Page | 34
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

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 Multi-Family Residential or an Approved Condominium/Townhome 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 MultiFamily Residential properties, the parcels shall be assigned an EBU that reflects the property’s EBU at build- out (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 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 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.

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.

Page | 35
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

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 non- residential 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 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.

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.

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 — 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);
Page | 36
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
 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.

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, the assessment engineer shall annually review these parcels to confirm the use and/or development status has not changed.

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 & 6
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 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
Special Case Property varied based on circumstances associated with each parcel Page | 37
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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).

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 = Page | 38
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.

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 Page | 39
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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.  “Advance Payment or Other Credit”, represents an adjustment credit, (reduction in the 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”.

Allocation of Improvement Costs Zone 6
The land use types outlined in the preceding Land Use Classifications 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).

Parcel Acreage / Development Acreage = Proportional Acreage (for each parcel) Proportional Acreage x Development Street Frontage =
Parcel’s Assigned Street Frontage
Page | 40
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report

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 or 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 parcel’s proportional EBU or Proportional Improvement Square Footage.

Improvement Square Feet per Benefit Front Foot x Parcel’s Benefit Frontage = Parcel’s EBU
As previously noted, for the proposed formation of District 2024-1 and the concurrent annexation into the Consolidated District as Zone 6, parcel 067-040-29 comprises the entire District/Zone.

Therefore, the District/Zone’s total Assigned Street Frontage and Benefit Frontage is represented by the street frontage of parcel 067-040-29 which is approximately 880 linear feet (200 feet on N Norma Street, 625 feet on Mojave View Avenue, and 55 feet at the corner return). With a total landscape square footage of 4,550 square feet, the Improvement Square Feet per Front Foot is

5.1705 (4,550 square feet / 880 linear feet = 5.1705 Improvement Square Feet per Front Foot).

This 5.1705 Improvement Square Feet per Front Foot multiplied by the Benefit Frontage (front footage) for parcel 067-040-29 (880 linear feet) equals the parcel’s EBU of 4,550. (880 linear feet x 5.1705 Improvement Square Feet per Front Foot = 4,550 EBU) Page | 41
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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, f o r Zone 5 in fiscal year 2017/2018), and for Zone 6 in fiscal year 2025/2026 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 all zones, and shall be applied in all subsequent fiscal years unless the City Council formally suspends its application.

Page | 42
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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
2025/2026 $414.449 $414.449
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
2025/2026 $414.449 $207.42
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
2025/2026 $414.449 $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
2025/2026 $1.541 $1.42
Page | 43
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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
2021/2022 $1.044 $1.04
2022/2023 $1.080 $1.08
2023/2024 $1.118 $1.118
2024/2025 $1.158 $1.158
2025/2026 $1.198 $1.198
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
2025/2026 $186.847 $170.86
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
2025/2026 $183.160 $177.20
Zone 6
2024/2025 (Base Year) $3.9226 $3.9226
2025/2026 $4.0598 $4.0598
Part III — District Budgets
The following budget outlines the estimated costs to maintain the improvements and the applicable assessment rates for Fiscal Year 2025/2026.

Page | 39
18,656 21,920
Proposed Proposed Proposed Proposed Proposed Proposed Proposed Proposed Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year 2025/2026 2025/2026 2025/2026 2025/2026 2025/2026 2025/2026 2025/2026 2025/2026 Zone 1 Zone 1B Zone 1C Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 TRACT 6740 TRACT 6775 TRACT 6700 Walmart Around Walmart TRACT 6908 TRACT 7188 Mojave View 12,155 SF 5,450 SF 0 SF 31,563 SF 22,981 SF 6365 SF 8,133 SF 5,660 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 $11,769.67 $58,003.27 Sidewalk Maintenance (Remove and replace rehab/rep.) $0.00 $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 $0.00 $250.00 Graffiti/Nuisance Abatement $200.00 $100.00 $0.00 $0.00 $0.00 $175.00 $140.00 $3.00 $618.00 Weed Abetment/mulch (Spray for DG only) $0.00 $0.00 $0.00 $0.00 $0.00 $1,500.00 $1,500.00 $475.00 $3,475.00 Total Annual Maintenance $15,796.72 $4,505.80 $0.00 $15,923.91 $8,957.17 $2,475.00 $2,440.00 $12,247.67 $62,346.27 Spread (Hide this line item for report) 25.34% 7.23% 0.00% 25.54% 14.37% 3.97% 3.91% 19.64% 100.00% Landscape Water (with Ground Water Fees) $2,700.00 $900.00 $0.00 $0.00 $3,100.00 $0.00 $0.00 $1,100.00 $7,800.00 Landscape Electricity 135.00 45.00 0.00 0.00 100.00 0.00 0.00 200.00 480.00 Total Annual Landscape Utilities (Water & Electricity) $2,835.00 $945.00 $0.00 $0.00 $3,200.00 $0.00 $0.00 $1,300.00 $8,280.00 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 $250.00 $17,098.80 Traffic Signal Operation, Maintenance (Monthly) 0.00 0.00 0.00 3,096.00 1,032.00 0.00 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 0.00 $1,900.00 Traffic Signal Power 0.00 0.00 0.00 540.00 180.00 0.00 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 $250.00 $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 $13,797.67 $94,475.07

ANNUAL REHABILITATION/REPLACEMENT COLLECTION
Parkway Rehabilitation/Replacements (In ROW) $100.00 $25.00 $0.00 $0.00 $0.00 $200.00 $150.00 $100.00 $575.00 Slope Rehabilitation/Replacements (Easement) 50.00 20.00 0.00 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 0.00 561.00 2,011.00 Tree Rehabilitation/Replacements 200.00 75.00 0.00 600.00 450.00 0.00 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 0.00 675.00 Sidewalk Rehabilitation/Replacements 50.00 25.00 0.00 0.00 0.00 75.00 75.00 75.00 300.00 Masonry Wall Rehabilitation/Replacements 300.00 100.00 0.00 0.00 0.00 0.00 0.00 25.00 425.00 Traffic Signal Rehabilitation/Renovation Funding 0.00 0.00 0.00 250.00 50.00 0.00 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 $761.00 $5,681.00 Total Annual Maintenance Funding $26,105.52 $6,447.80 $0.00 $26,021.77 $17,350.23 $4,905.56 $5,016.52 $14,558.67 $100,156.07

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 0.00 City Administration 2,913.76 831.11 0.00 2,937.22 1,652.18 456.52 450.07 2,259.13 9,240.87 Consulting Fees - - - - - - - - -
Sub Total $2,913.76 $831.11 $0.00 $2,937.22 $1,652.18 $456.52 $450.07 $2,259.13 $9,240.87 County Administration Fees $16.08 $4.08 $0.24 $0.48 $2.16 $10.80 $9.60 $0.24 $43.44 Total Annual Incidental Funding Expenses $2,929.84 $835.19 $0.24 $2,937.70 $1,654.34 $467.32 $459.67 $2,259.37 $9,284.31 Total Annual Expenses $29,035.37 $7,282.99 $0.24 $28,959.47 $19,004.57 $5,372.88 $5,476.19 $16,818.04 $109,440.38

CONTRIBUTIONS/FUNDING ADJUSTMENTS
Lighing General Benefit Contribution ($42.53) ($14.18) $0.00 $0.00 ($48.00) $0.00 $0.00 ($19.50) ($104.70) Landscape General Benefit Contribution (936.43) (227.62) 0.00 (975.82) (602.63) (183.96) (188.12) (526.45) (3,641.03) Total Contributions ($978.96) ($241.79) $0.00 ($975.82) ($650.63) ($183.96) ($188.12) ($545.95) ($3,745.73) Balance to Levy (O&M, Rehab & Incidentals) $28,056.41 $7,041.20 $0.24 $27,983.66 $18,353.94 $5,188.92 $5,288.07 $16,272.09 $105,694.65 Balance Available to Collect (O&M, Rehab & Incidentals) $27,768.02 $19,064.64 $2,500.28 $33,045.53 $20,238.42 $7,688.70 $7,088.00 $18,472.09 Reserve Fund Collection/(Contribution) ($288.39) $2,500.00 $2,500.00 $5,000.00 $1,884.48 $2,500.00 $1,800.00 $2,200.00 $18,096.09 Total Balance to Levy $27,768.02 $9,541.20 $2,500.28 $33,045.53 $20,238.42 $7,688.70 $7,088.00 $18,472.09 $126,342.23 Balance Available to Collect
TOTAL $27,768.02 $9,541.20 $2,500.24 $32,983.66 $20,238.42 $7,688.92 $7,088.07 $18,472.09 $126,280.61 DISTRICT STATISTICS 1.00 Total Parcels 67.00 17.00 1.00 2.00 9.00 45.00 40.00 1.00 182.00 Parcels Levied 67.00 17.00 1.00 2.00 9.00 45.00 40.00 1.00 182.00 Total Benefit Units 67.00 46.00 26.50 23,271.50 16,893.51 45.00 40.00 4,550.00 44,939.51 Levy per EBU (Required) $414.45 $207.42 $94.35 $1.20 $1.09 $115.31 $132.20 $3.58 Levy per EBU (Applied) $414.45 $207.42 $94.35 $1.42 $1.20 $170.86 $177.20 $4.06 Maximum Assessment Rate per EBU $414.449 $414.449 $414.449 $1.541 $1.198 $186.847 $183.160 $4.060 Change in Assessment Rate from Prior Year 3.50% 6.82% 0.00% 2.71% 3.50% 3.37% 8.41% 3.49% Prior Year Levy per EBU (Applied) $400.43 $194.17 $94.35 $1.38 $1.158 $165.29 $163.46 $3.92 Prior Year Maximum Assessment Rate per EBU $400.433 $400.433 $400.433 $1.489 $1.158 $180.528 $176.966 $3.923 Change in Maximum Rate from Prior Year 3.50% 3.50% 3.50% 3.50% 3.50% 3.50% 3.50% 3.50%

RESERVE FUND
Estimated Beginning Reserve Balance - June 30, 2024 $24,495.45 $9,387.00 $8,469.00 $28,772.00 ($11,190.73) $5,253.00 $2,700.62 $2,287.00 $70,173.34 Reserve Fund Collection/(Contribution) (288.39) 2,500.00 2,500.00 5,000.00 1,884.48 2,500.00 1,800.00 2,200.00 18,096.09 Transfer to CIP Fund 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Estimated Ending Reserve Balance - June 30, 2025 $24,207.06 $11,887.00 $10,969.00 $33,772.00 ($9,306.25) $7,753.00 $4,500.62 $4,487.00 $88,269.43 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 $0.00 Transfer from Reserve 0.00 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 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 $0.00 Total
District
Budget

BUDGET ITEMS
2024/2025
City of Ridgecrest
Consolidated Engineer’s Report
Page | 45
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
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, 3, & 6)”’ 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;

Page 214 ends

FUND APN SITUS ADDRESS ZONE BENEFIT

UNITS CHARGE MAXIMUMASSESSMENT
20458 510-213-09-00-7 2004 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-213-10-00-9 2008 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-213-11-00-2 2012 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-213-12-00-5 2016 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-213-13-00-8 216 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-213-14-00-1 212 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-213-15-00-4 208 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-213-16-00-7 204 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-213-17-00-0 200 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-01-00-0 201 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-02-00-3 205 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-03-00-6 209 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-04-00-9 213 Salt River Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-05-00-2 2024 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-214-06-00-5 2028 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-214-07-00-8 2032 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-214-08-00-1 2036 Del Rosa St. Original Zone 1.00 $414.45 $414.45 20458 510-214-09-00-4 2037 Wild Thorn Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-10-00-6 2031 Wild Thorn Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-11-00-9 2025 Wild Thorn Dr. Original Zone 1.00 $414.45 $414.45 20458 510-214-12-00-2 2019 Wild Thorn Dr. Original Zone 1.00 $414.45 $414.45 20465 510-010-24-00-1 No Situs Available 01B 30.00 $6,222.60 $12,433.46 20465 510-220-01-00-5 100 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-02-00-8 104 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-03-00-1 108 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-04-00-4 112 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-05-00-7 116 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-06-00-0 120 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-07-00-3 124 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-08-00-6 128 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-09-00-9 132 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-10-00-1 136 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-11-00-4 140 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-12-00-7 144 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-13-00-0 148 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-14-00-3 152 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-15-00-6 156 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20465 510-220-16-00-9 160 Rainshadow Ct. 01B 1.00 $207.42 $414.45 20467 510-010-17-00-1 No Situs Available 01C 26.50 $2,500.28 $10,982.88 20468 343-351-34-00-8 Bowman Rd 2 13,117.41 $18,626.72 $20,213.93 20468 343-351-35-00-1 Bowman Rd 2 10,154.09 $14,418.81 $15,647.45 20470 343-351-01-00-2 No Situs Available 3 1540.7925 $1,845.87 $1,845.87 20470 343-351-02-00-5 No Situs Available 3 1540.7925 $1,845.87 $1,845.87 20470 343-351-03-00-8 No Situs Available 3 2,257.7037 $2,704.73 $2,704.73 20470 343-351-06-00-7 No Situs Available 3 1,550.2962 $1,857.26 $1,857.26 20470 343-351-07-00-0 No Situs Available 3 1,556.1410 $1,864.26 $1,864.26 20470 343-351-08-00-3 No Situs Available 3 2,230.5685 $2,672.22 $2,672.22 Page | 55
2025/2026 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 1687.8648 $2,022.06 $2,022.06 20470 509-020-22-00-8 911 S. China Lake Blvd. 3 4374.8017 $5,241.01 $5,241.01 20470 509-020-46-00-8 No Situs Available 3 154.5444 $185.15 $185.15 20471 456-351-01-00-5 1041 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-02-00-8 1037 Ocean Ave 4 1.00 $170.86 $186.85 20471 456-351-03-00-1 1033 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-04-00-4 1029 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-05-00-7 1025 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-06-00-0 1021 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-351-07-00-3 1017 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-01-00-2 850 Harriet St. 4 1.00 $170.86 $186.85 20471 456-352-02-00-5 846 Harriet St. 4 1.00 $170.86 $186.85 20471 456-352-03-00-8 1010 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-04-00-1 1014 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-05-00-4 1018 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-06-00-7 1022 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-07-00-0 1026 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-08-00-3 1030 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-09-00-6 1034 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-352-10-00-8 1038 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-361-01-00-8 801 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-02-00-1 805 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-03-00-4 809 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-04-00-7 813 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-05-00-0 817 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-06-00-3 821 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-07-00-6 825 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-361-08-00-9 1057 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-361-09-00-2 1053 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-361-10-00-4 1049 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-361-11-00-7 1045 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-362-01-00-5 1042 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-362-02-00-8 1046 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-362-03-00-1 1050 Ocean Ave. 4 1.00 $170.86 $186.85 20471 456-362-04-00-4 816 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-05-00-7 812 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-06-00-0 808 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-07-00-3 804 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-08-00-6 800 Paradise Dr. 4 1.00 $170.86 $186.85 20471 456-362-09-00-9 801 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-10-00-1 807 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-11-00-4 813 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-12-00-7 819 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-13-00-0 821 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-14-00-3 818 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-15-00-6 812 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-16-00-9 806 Beach Ct. 4 1.00 $170.86 $186.85 20471 456-362-17-00-2 800 Beach Ct. 4 1.00 $170.86 $186.85 20472 453-281-01-00-4 1235 San Michele Pl. 5 1.00 $177.20 $176.96 20472 453-281-02-00-7 1241 San Michele Pl. 5 1.00 $177.20 $176.96 20472 453-281-03-00-0 1130 Marabella Dr. 5 1.00 $177.20 $176.96 Page | 56
2025/2026 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 $177.20 $183.16 20472 453-281-05-00-6 1118 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-281-06-00-9 1112 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-281-07-00-2 1106 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-281-08-00-5 1100 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-01-00-1 1125 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-02-00-4 1119 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-03-00-7 1113 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-04-00-0 1107 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-282-05-00-3 1101 Marabella Dr. 5 1.00 $177.20 $183.16 20472 453-291-01-00-7 1219 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-291-02-00-0 1225 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-291-03-00-3 1229 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-292-01-00-4 1124 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-292-02-00-7 1118 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-292-03-00-0 1112 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-292-04-00-3 1106 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-292-05-00-6 1100 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-01-00-1 1125 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-02-00-4 1119 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-03-00-7 1113 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-04-00-0 1107 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-293-05-00-3 1101 Terra Bella Pl. 5 1.00 $177.20 $183.16 20472 453-301-01-00-9 1213 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-301-02-00-2 1207 San Michelle Pl. 5 1.00 $177.20 $183.16 20472 453-301-03-00-5 1201 San Michele Pl. 5 1.00 $177.20 $183.16 20472 453-301-04-00-8 1129 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-05-00-1 1125 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-06-00-4 1119 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-07-00-7 1113 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-08-00-0 1107 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-301-09-00-3 1101 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-01-00-6 1124 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-02-00-9 1118 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-03-00-2 1112 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-04-00-5 1106 Via Flore Wy. 5 1.00 $177.20 $183.16 20472 453-302-05-00-8 1100 Via Flore Wy. 5 1.00 $177.20 $183.16 067-040-29-00-4 400 Mojave View Dr. 6 4550.00 $18,472.09 $18,472.09 Totals 44,939.51 $ 126,280.61 $ 148,125.47
Parcel Count Total 182
Parcel Count Levied 182
Page | 57
2025/2026 City of Ridgecrest
Consolidated Engineer’s Report
Reserve Fund Contributions:

Zone Reserve Contribution Reserve Fund Est.

Balance
General Fund
Contribution
Reserve Fund
Target
1A ($2,732.88) $24,207.06 $0.00 $35,000
1B $0.00 11,887.00 $0.00 $35,000
1C $0.00 $10,969.00 $0.00 $35,000
2 $0.00 $33,772.00 $0.00 $50,000
3 $0.00 ($9,306.25) $0.00 $50,000
4 $0.00 $7,753.00 $0.00 $35,000
5 $0.00 $4,500.62 $0.00 $35,000
6 $0.00 $4,287.00 $0.00 $50,000

This Page Intentionally Left Blank
6 This Page Intentionally Left Blank

CITY COUNCIL AGENDA ITEM
SUBJECT: Introduction And First Reading Of An Ordinance To Amend The Zone Map For The Property Located On North Downs Street Between West Ward And West Graaf - APN 453-014-09-00-0 PRESENTED BY: Heather Spurlock, Community Development Manager Summary
The Planning Commission held a public hearing to consider a zone map amendment on April 22, 2025. The Planning Commission considered the evidence, and recommended that the City Council approve the zone map change. The Planning Commission staff report and resolution are attached as Exhibit A.

Analysis
The project site is vacant land on S. Downs Street between W. Ward Ave. and W. Graaf Ave. The project site is zoned Recreation, Schools, and Public Use (RSP). Staff is recommending that the zoning be changed to Commercial Neighborhood (CN).

The Ridgecrest Municipal Code (RMC) permits zone changes if the proposed change is consistent with the General Plan and Zoning Ordinance. The Planning Commission made findings on PC Reso 25-03 (part of Exhibit A) determining that the proposed zone map amendment is consistent with the zoning ordinance and the general plan.

Current Zoning
This property is currently zoned RSP Recreational, Schools and Public Use District. This district is intended primarily for permanent open space, governmental and special district facilities, and to provide for the location of public schools, cultural, police, fire and other government facilities.

Project Site
Proposed Zoning
Commercial Neighborhood District is proposed for the new zone. The CN district is intended primarily to provide the retail goods and services required to meet the needs of local residents of one or more neighborhoods with such business activities conducted entirely within an enclosed building.

General Plan Designation Commercial
The current zoning designation is Commercial. The Commercial designation establishes commercial and retail shopping service uses adjacent to residential neighborhoods.

The general plan designation will not change as the proposed zone change is consistent with the general plan.

GENERAL PLAN AND ZONING CONFORMITY
The proposed zone change is consistent with the zoning ordinance in that the below findings can be made.

The proposed zone change is consistent with the General Plan in that the policies listed are met by the proposed zone change.

Site Consistency with Zoning
Zoning District Requirement Site Analysis
Site area no less than 6,000 sq. ft. Actual site area 54,885.6 sq. ft.

No less than 60 feet of frontage on a public street 80 Feet of street frontage on Downs Minimum lot depth no less than 100 feet Actual lot depth 606 feet ͌ The current site conforms with the intent, site area, street frontage, and lot depth requirements for the commercial neighborhood designation.

General Plan Consistency
LU-3.1 Neighborhood Commercial- The City shall encourage the distribution of neighborhood commercial centers throughout the city to ensure convenient access to Ridgecrest residents and promote Ridgecrest as a sufficient, full service community.

FISCAL IMPACT: None
ACTION REQUESTED:
1) Conduct the first reading, by title only, and introduce amendments to the City’s Zoning Map. 2) Schedule a public hearing, second reading to adopt the Ordinance at the next available City Council meeting.

CITY MANAGER RECOMMENDATION:

Action as requested
Submitted by: Heather Spurlock Action Date: June 4, 2025 Ordinance 25- XX Page 1 of 3

DRAFT ORDINANCE
ORDINANCE NO. 25-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RIDGECREST APPROVING A ZONE CHANGE FOR

THE PROPERTY LOCATED ON NORTH DOWNS STREET BETWEEN WEST WARD AND WEST GRAAF AVENUE. APN 453-014-09-00-0
ZONE CHANGE 25-01
WHEREAS, staff initiated a zone map amendment pursuant to Ridgecrest Municipal Code Section 106-27, for a Zone Change from Recreation, Schools, and Public Use (RSP) to Commercial Neighborhood (CN) for the property located at 1411 N. Downs Street, between W. Ward Avenue and W. Graaf Avenue, commonly referred to as Kern County Assessor Parcel Number 453-014-09-00-0; and WHEREAS, on April 22, 2025, the Planning Commission reviewed the project and recommended the City Council approve the Zone Change.

NOW THEREFORE, the City Council of the City of Ridgecrest does hereby ordain as follows:

Section 1. The City Council has conducted a notice of public hearing and has considered all written and oral testimony presented prior to and at the public hearing. All proceeding having been duly taken as required by law, and upon review of the information provided, consideration of the testimony given at the public hearing, the City Council hereby finds the following:

A. The project conforms to the General Plan and is consistent with the purposes and requirements of the City’s zoning ordinance, meeting all zoning district requirements of the Commercial Neighborhood (CN) zone, including site area, street frontage, minimum lot depth, and intent of the zone. The zone change is consistent with the policies of the General Plan:

General Plan
The site has a General Plan designation of Commercial. The commercial designation establishes commercial and retail shopping service uses adjacent to residential neighborhoods.

Policy Land Use 3.1 Neighborhood Commercial- the City shall encourage the distribution of neighborhood commercial centers throughout the city to ensure convenient access to Ridgecrest residents and promote Ridgecrest as a sufficient, full service community.

B. The recommended zoning map amendment would allow for the orderly development of the city and encourage the property owner to improve the property with the highest and best land use for the subject property, which is currently vacant.

C. The California Environmental Quality Act (CEQA, Section 21000, et seq. of the California Public Resources Code), requires that the potential impact of projects that will have a physical impact on the environment be analyzed prior to their construction. State CEQA Guidelines Article 19 Section 15300 and 15332 exempts projects that have no potential for causing a significant effect on the environment, and they are declared categorically exempt from the requirement for the Ordinance 25- XX Page 2 of 3
preparation of environmental documents. Any future development of the property will be subject to review.

SECTION 2. Based on the above findings, the City Council hereby approves a Zone Change from Recreational, Schools, and Public Use (RSP) to Commercial Neighborhood (CN) as shown on the Zone Change Map.

APPROVED AND ADOPTED: This ___ day of ___________, 2025 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Travis Endicott, Mayor
ATTEST:

Ricca Charlon, City Clerk
Ordinance 25- XX Page 3 of 3

EXHIBIT A
ZONE CHANGE 25-01
APN 453-014-09-00-0
The subject area to
change from RSP to CN
This Page Intentionally Left Blank
1 CI T Y O F R I D G E C R E S T
Planning Commission Staff Report
April 22, 2025

RECOMMENDATION
Staff recommends that the Planning Commission approve a resolution to recommending that the City Council approve a zone change from RSP (Recreation, Schools, and Public Use) to CN (Commercial Neighborhood).

PROJECT SETTING
This site is located on N. Downs St. between W. Ward Ave. and W. Graaf Ave. AT 1411 N. Downs street APN 453-014-09- 00-0. The site, and surrounding sites, are vacant.

Adjacent Land Uses and Designations
Existing Uses General Plan Zoning
Project Site Vacant Residential Medium (RM) RSP
North Vacant Commercial (C) CG & M1
South Vacant Institutional (IS) RSP
West Vacant Residential Medium (RM) R3
East Single Family Residential Residential Low (RL) RMH 2 ANALYSIS
Ridgecrest Municipal Code Section 106-247 Action of the Planning Commission States that the Planning Commission shall make a specific finding in writing as to whether the change in district boundaries is required to achieve the objectives of the zoning code and whether the change would be consistent with the purposes and intended application of the zone classification proposed. The commission shall either approve and recommend the enactment of the proposed amendment, disapprove it, or recommend an alternative zoning district more restrictive than that proposed. The recommendation for each alternative zoning district shall constitute a disapproval of the district amendment originally proposed.

Proposed Zoning
Commercial Neighborhood District is proposed for the new zone. The CN district is intended primarily to provide the retail goods and services required to meet the needs of local residents of one or more neighborhoods with such business activities conducted entirely within an enclosed building.

The general plan designation will not change as the proposed zone change is consistent with the general plan.

Public Hearing Notice
Project Site
3 A public hearing notice was published in the news paper and a notice was mailed to all property owners within 300 feet of the project site informing of the proposed zone change and the Planning Commission meeting. No comments have been received prior to this staff report distribution.

GENERAL PLAN AND ZONING CONFORMITY
The proposed zone change is consistent with the zoning ordinance in that the below findings can be made. The proposed zone change is consistent with the General Plan in that the policies listed are met by the proposed zone change.

Site Consistency with Zoning
Zoning District Requirement Site Analysis
Site area no less than 6,000 sq. ft. Actual site area 54,885.6 sq. ft.

Summary
This property is privately owned. The property owner also has the two adjoining parcels north of this site that are zoned general commercial. A zone change from Recreational, Schools and Public Use, is necessary in order for the land to be permitted uses for the preservation and enjoyment of a substantial property right.

Recommended Action
That Planning Commission make a finding that the proposed zone change is consistent with the zoning ordinance and the general plan and recommends that City Council approve the zone change from RSP (Recreation, School and Public Use) to CN (Commercial Neighborhood).

This Page Intentionally Left Blank

Ridgecrest City CouncilJune 4, 2025

Ridgecrest City Council
June 4, 2025