259 North Wilma Avenue
Ripon, CA 95366
T 209.599.2108
F 209.599.2685
www.cityofripon.org
Meadowood
Assessment District No. 26-1
ENGINEER’S REPORT
FY 2026/27
PURSUANT TO THE LANDSCAPING AND LIGHTING ACT OF 1972
AND ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION
TABLE OF CONTENTS
SECTION I – OVERVIEW ......................................................................................................... 1 SECTION II – DESCRIPTION OF BOUNDARIES AND IMPROVEMENTS .................... 2 SECTION III – METHOD OF ASSESSMENT SPREAD........................................................ 3 SECTION IV – DISTRICT BUDGET........................................................................................ 4 SECTION V – CERTIFICATION.............................................................................................. 6 APPENDIX A – ASSESSMENT DIAGRAM AND FINAL MAP ........................................... 7 APPENDIX B – ASSESSMENT ROLL ................................................................................... 15 Page | 1
Meadowood Assessment District
FY 2026/27 Engineer’s Report
SECTION I – OVERVIEW
The Landscape and Lighting Act of 1972 (Streets and Highways Code Section 22500 et seq.) authorizes cities, counties, and special districts to establish Landscape and Lighting Maintenance Districts to finance a broad range of services and activities, including, but not limited to, the construction, maintenance, and operation and servicing of landscape improvements and irrigation systems; as well as staffing, administrative costs; materials; equipment; contracted services, and other items necessary for the proper maintenance of the improvements within the District.
Pursuant to this authority, the City of Ripon (“City”) proposes to establish a new Landscape Maintenance Assessment District (the “District”) for the purpose of funding the ongoing maintenance and servicing of public landscaping and related improvements that provide a special benefit to identified parcels within the proposed District boundaries.
In November 1996, California voters approved Proposition 218, known as the “Right to Vote on Taxes Act,” which added Articles XIII C and XIII D to the California Constitution. Proposition 218 imposes substantive and procedural requirements on the imposition of assessments by local agencies, including requirements related to special benefit, proportionality, and property owner approval through a weighted ballot proceeding.
This Engineer’s Report has been prepared in compliance with the Landscape and Lighting Act of 1972 and the requirements of Article XIII D of the California Constitution. The Report describes the proposed District boundaries, the improvements to be maintained, the estimated annual costs of maintenance and servicing, and the methodology used to apportion the proposed assessments among the benefited parcels. Assessments are proposed to be levied only on those parcels that receive a special benefit from the improvements, and each assessment is proportional to the special benefit conferred, as required by Article XIII D.
For purposes of this Report, the term “parcel” refers to an individual property assigned its own Assessment Parcel Number by the San Joaquin County Assessor’s Office. These parcel numbers are used by the San Joaquin County Auditor-Controller to identify properties subject to benefit assessments on the property tax roll.
Following the preparation and filing of this Engineer’s Report, the City Council will conduct a public hearing and a property owner balloting process in accordance with Proposition 218. Upon consideration of public testimony and the results of the weighted ballot proceeding, the City Council may elect to establish the proposed District and authorize the levy and collection of assessments. If approved, the assessments will be levied annually and submitted to the County Auditor-Controller for inclusion on the property tax roll for each benefiting parcel.
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
SECTION II – DESCRIPTION OF BOUNDARIES AND IMPROVEMENTS The plans and specifications for the improvements to be maintained by the District are voluminous and, therefore, are not included in this Engineer’s Report. Said plans and specifications are on file in the office of the City Engineer and are incorporated herein by reference.
The boundaries of the Assessment District are described in the Resolution of Intention adopted by the City Council of the City of Ripon (Resolution No. 26-6) dated February 10, 2026 and are shown on the Meadowood Subdivision Tract No. 4019 Final Map recorded on March 10, 2026 and in the Assessment Diagram included in Appendix A – Assessment Diagram and Final Map.
The improvements to be maintained by this District shall include the following:
1. All surface and underground improvements (planting, irrigation, bio-swales, landscape maintenance, groundcover and mulch, perimeter wall and pilasters, and sidewalk) contained in Lots D and E along Fulton Avenue.
2. All landscaping improvements (planting and irrigation) within the center roadway median on Fulton Avenue, beginning near Arc Way and extending north approximately 180 feet past Shasta Way.
3. All landscaping improvements (planting and irrigation) within the center roadway median on Goodwin Drive, beginning at Dexter Way and extending north approximately 300 feet.
4. All surface and underground improvements (planting, irrigation, landscape maintenance, groundcover and mulch, perimeter wall and pilasters, and sidewalk) contained within LOT A, and/or along Goodwin Drive.
5. The perimeter masonry wall which runs along Lots 68, 67, 66, 65, 64, 63, 62, 61, 60, and Lot B.
6. The sliding electronic gate where Dexter Way meets the perimeter CMU Wall.
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
SECTION III – METHOD OF ASSESSMENT SPREAD
The basic objective of the Assessment Spread is to distribute costs and levy assessments in accordance with the special benefits the properties within the District will receive from the maintenance and servicing of the District’s improvements and facilities.
All parcels within the Meadowood Landscape District will be assessed equally to cover the estimated maintenance costs for Fiscal Year 2026/2027. Parcels owned or operated by governmental entities are exempt from these assessments.
The total assessment to be apportioned among the benefiting parcels is based on the District’s estimated costs, as detailed in Section IV – District Budget. Assessments will commence following formal acceptance of the improvements by the Ripon City Council and the official establishment of the District.
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
SECTION IV – DISTRICT BUDGET
This section provides a summary of the District’s estimated expenditures and revenues for Fiscal Year 2026–27. It identifies the annual costs associated with maintaining and servicing District improvements, which provide a special benefit to properties within the District. These total costs form the basis of the assessments apportioned to parcels in accordance with the methodology described in Section III.
In accordance with the Assessment Adjustment Formula approved by the property owner(s) at the time of the District’s formation, this Engineer’s Report includes the calculations for the proposed adjustment to the Maximum Allowable Assessment for Fiscal Year 2026–27. It is recognized that the cost of maintaining and operating District improvements increases over time as a result of inflation and changes in utility costs.
Accordingly, the Maximum Allowable Assessment for each fiscal year shall be adjusted annually by an amount equal to the percentage increase in the San Francisco–Oakland–Hayward Consumer Price Index (CPI), plus any actual increase in the cost of utilities, including water and electricity.
Each fiscal year, the City shall identify the annual percentage change in the CPI between June of the current fiscal year and June of the prior fiscal year. In the event the Bureau of Labor Statistics revises or discontinues this index, the City shall utilize the revised index or a comparable index, as approved by the City Council, to measure fluctuations in the cost of living.
Following the close of each fiscal year, the District’s maintenance and operating costs shall be reviewed and updated for the upcoming fiscal year. The Maximum Allowable Assessment shall be adjusted accordingly, and this process shall be repeated annually for the duration of the District.
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
Estimate of Cost of Improvements
Direct Costs
Utilities $2,500.00
Landscape Maintenance $36,000.00
Fuel $100.00
Equipment & Tools $100.00
Labor $2,500.00
Total Direct Costs $41,200.00
Incidental Costs
City Administrative Costs $6,250.00
Engineering Costs $250.00
Legal Costs $200.00
Publishing Legal Notices $100.00
SJ County Auditor $400.00
Total Incidental Costs $7,200.00
Estimate of Costs
Total Estimated Costs $48,400.00
District Statistics
Total Parcels 100
Total Parcels Levied 88
Proposed Levy per Parcel $550.00
Maximum % increase per Parcel * 0.0%
Total Assessment Levy $48,400.00
Fund Balance Information
Estimated Beginning Fund Balance at 7/1/26 $0
Estimated Net Revenue $0
City of Ripon General Fund Transfer $0
Estimated Ending Fund Balance at 6/30/27 $0
Meadowood - District No. 26-1
The landscaping, irrigation system, walls, misc. structures, sidewalk, fencing and miscellaneous amenities will be maintained by City of Ripon personnel or approved consultant. The City estimates that the cost to perform maintenance within the Meadowood Assessment District for FY 26-27 will amount to $48,400.00. Some of the items included are: water for plants and trees, electricity, weeding, pruning, replacement of trees and plants, wall/structure, sidewalk, maintenance and repair, graffiti removal, and to maintain and replace, if necessary, irrigation controller, fencing, sprinkler lines and sprinkler heads. The above listed items may not be all inclusive. *Established formula with the establishment of the District for increasing assessments for future fiscal years to offset increases in cost due to inflation. The maximum assessment amount allowed for each fiscal year shall be increased in an amount equal to the annual percentage increase of the local San Francisco-Oakland-Hayward Consumer Price Index, plus any actual increase in the cost of utilities (water and electricity). Each fiscal year, the City shall identify the annual percentage difference in the Index between June of the current fiscal year and that of the previous June. Should the Bureau of Labor Statistics revise such index or discontinue the preparation of such index, the City shall use the revised index or comparable system as approved by the City Council for determining fluctuations in the cost of living.
FY26/27 Full assessment $550.00/lot ($48,400.00) District Established Page | 6
Meadowood Assessment District
FY 2026/27 Engineer’s Report
SECTION V – CERTIFICATION
WHEREAS, the City Council of the City of Ripon, San Joaquin County, California, pursuant to the provisions of the Landscape and Lighting Act of 1972, adopted a Resolution ordering the undersigned Engineer of Work to prepare and file a report for the formation of a street lighting and landscape district for the maintenance of public improvements; and WHERAS, as required by said Act, the undersigned was directed to include in the report a general description of the plans and specifications, an estimate of costs, a diagram of the District, and an assessment of the estimated costs of the improvements upon all assessable parcels within the District, to which Resolution and the description of the improvements therein contained reference is hereby made for further particulars.
NOW, THEREFORE, the undersigned, by virtue of the power vested in me under said Act and the order of the City Council of said City, hereby assess and apportion the total amount of the costs and expenses of the maintenance and servicing of said improvements upon the parcels and lots of land within the District, in accordance with the special benefits to be received by each parcel or lot, from the improvements, and more particularly set forth in Section IV– District Budget of this Report and by reference made a part hereof.
The undersigned respectfully submits the enclosed report as directed by City Council. The undersigned certifies that he is a Professional Engineer, registered in the State of California.
DATED: April 14, 2026
BY:
Kevin Werner, P.E.
City Administrator / City Engineer
R.C.E. No. C64107
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
APPENDIX A – ASSESSMENT DIAGRAM AND FINAL MAP
For general reference purposes and as required by the Landscape and Lighting Act of 1972, renderings of the District boundaries, showing the extent of the assessable parcels, are presented herein. The unique identifier for each parcel or lot within the District is its Assessor’s Parcel Number, as shown on the Assessment Roll. More detailed District diagrams are on file with the City Clerk and are incorporated herein by reference.
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
Meadowood #26-1 – Assessment Diagram
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
APPENDIX B – ASSESSMENT ROLL
An Assessment Roll (a listing of all parcels proposed to be assessed within the District and the amount of their assessment) has been filed with the City Clerk and is included on the following pages.
The Assessment Roll reflects all properties currently identified within the District and their proposed assessment amount(s) for fiscal year 2026/2027. Each lot or parcel listed on the assessment roll is currently shown and illustrated on the San Joaquin County Assessor's roll and the County Assessor’s Parcel Number Maps (APN maps). These records are, by reference, made part of this Report and shall govern for all details concerning the description of the lots or parcels.
All assessments presented on the assessment roll are subject to change as a result of parcel changes made by the County including parcel splits, parcel merges or development changes that occur prior to the County securing the roll and generating tax bills for fiscal year 2026/2027.
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
APN District Assessment
261750010000 Meadowood 26-1 $550.00
261750020000 Meadowood 26-1 $550.00
261750030000 Meadowood 26-1 $550.00
261750040000 Meadowood 26-1 $550.00
261750050000 Meadowood 26-1 $550.00
261750060000 Meadowood 26-1 $550.00
261750070000 Meadowood 26-1 $550.00
261750080000 Meadowood 26-1 $550.00
261750090000 Meadowood 26-1 $550.00
261760010000 Meadowood 26-1 $550.00
261760020000 Meadowood 26-1 $550.00
261760030000 Meadowood 26-1 $550.00
261760040000 Meadowood 26-1 $550.00
261760050000 Meadowood 26-1 $550.00
261760060000 Meadowood 26-1 $550.00
261760070000 Meadowood 26-1 $550.00
261760080000 Meadowood 26-1 $550.00
261760090000 Meadowood 26-1 $550.00
261760100000 Meadowood 26-1 $550.00
261760110000 Meadowood 26-1 $550.00
261760120000 Meadowood 26-1 $550.00
261760130000 Meadowood 26-1 $550.00
261760140000 Meadowood 26-1 $550.00
261760150000 Meadowood 26-1 $550.00
261760160000 Meadowood 26-1 $550.00
261760170000 Meadowood 26-1 $550.00
261760180000 Meadowood 26-1 $550.00
261760190000 Meadowood 26-1 $550.00
261760200000 Meadowood 26-1 $550.00
261760210000 Meadowood 26-1 $550.00
261760220000 Meadowood 26-1 $550.00
261750100000 Meadowood 26-1 $550.00
261750110000 Meadowood 26-1 $550.00
261750120000 Meadowood 26-1 $550.00
261750130000 Meadowood 26-1 $550.00
261750140000 Meadowood 26-1 $550.00
261750150000 Meadowood 26-1 $550.00
261750160000 Meadowood 26-1 $550.00
261750170000 Meadowood 26-1 $550.00
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
261750180000 Meadowood 26-1 $550.00
261750190000 Meadowood 26-1 $550.00
261750200000 Meadowood 26-1 $550.00
261760230000 Meadowood 26-1 $550.00
261760240000 Meadowood 26-1 $550.00
261760250000 Meadowood 26-1 $550.00
261760260000 Meadowood 26-1 $550.00
261760270000 Meadowood 26-1 $550.00
261760280000 Meadowood 26-1 $550.00
261760290000 Meadowood 26-1 $550.00
261760300000 Meadowood 26-1 $550.00
261760310000 Meadowood 26-1 $550.00
261760320000 Meadowood 26-1 $550.00
261760330000 Meadowood 26-1 $550.00
261760340000 Meadowood 26-1 $550.00
261760350000 Meadowood 26-1 $550.00
261760360000 Meadowood 26-1 $550.00
261760370000 Meadowood 26-1 $550.00
261760380000 Meadowood 26-1 $550.00
261760390000 Meadowood 26-1 $550.00
261760400000 Meadowood 26-1 $550.00
261760410000 Meadowood 26-1 $550.00
261760420000 Meadowood 26-1 $550.00
261760430000 Meadowood 26-1 $550.00
261760440000 Meadowood 26-1 $550.00
261760450000 Meadowood 26-1 $550.00
261750210000 Meadowood 26-1 $550.00
261750220000 Meadowood 26-1 $550.00
261750230000 Meadowood 26-1 $550.00
261750240000 Meadowood 26-1 $550.00
261750250000 Meadowood 26-1 $550.00
261750260000 Meadowood 26-1 $550.00
261750270000 Meadowood 26-1 $550.00
261750280000 Meadowood 26-1 $550.00
261750290000 Meadowood 26-1 $550.00
261750300000 Meadowood 26-1 $550.00
261750310000 Meadowood 26-1 $550.00
261750320000 Meadowood 26-1 $550.00
261750330000 Meadowood 26-1 $550.00
261750340000 Meadowood 26-1 $550.00
261750350000 Meadowood 26-1 $550.00
261750360000 Meadowood 26-1 $550.00
261750370000 Meadowood 26-1 $550.00
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Meadowood Assessment District
FY 2026/27 Engineer’s Report
261750380000 Meadowood 26-1 $550.00
261750390000 Meadowood 26-1 $550.00
261750400000 Meadowood 26-1 $550.00
261750410000 Meadowood 26-1 $550.00
261750420000 Meadowood 26-1 $550.00
261750430000 Meadowood 26-1 $550.00
261760460000 Meadowood 26-1 $0.00
261760470000 Meadowood 26-1 $0.00
261760480000 Meadowood 26-1 $0.00
261750440000 Meadowood 26-1 $0.00
261750450000 Meadowood 26-1 $0.00
261760490000 Meadowood 26-1 $0.00
261750460000 Meadowood 26-1 $0.00
261750470000 Meadowood 26-1 $0.00
261750480000 Meadowood 26-1 $0.00
261750490000 Meadowood 26-1 $0.00
261750500000 Meadowood 26-1 $0.00
261760500000 Meadowood 26-1 $0.00
TOTALS $48,400.00