Agenda packet — City Council / Local Redevelopment Authority / Public Financing Authority, June 23, 2026 (part 3 of 5)

APN Zone Zone EDU District Wide Charge Zone Charge Total Charge 075-087-015-000 4 1.00 166.46 61.01 227.46
075-087-016-000 4 1.00 166.46 61.01 227.46
075-087-017-000 4 1.00 166.46 61.01 227.46
075-087-018-000 4 1.00 166.46 61.01 227.46
075-087-019-000 4 1.00 166.46 61.01 227.46
075-087-020-000 4 1.00 166.46 61.01 227.46
075-087-021-000 4 1.00 166.46 61.01 227.46
075-087-022-000 4 1.00 166.46 61.01 227.46
075-087-023-000 4 1.00 166.46 61.01 227.46
075-087-024-000 4 1.00 166.46 61.01 227.46
075-087-025-000 4 1.00 166.46 61.01 227.46
075-087-026-000 4 1.00 166.46 61.01 227.46
075-087-027-000 4 1.00 166.46 61.01 227.46
075-087-028-000 4 1.00 166.46 61.01 227.46
075-087-029-000 4 1.00 166.46 61.01 227.46
075-087-030-000 4 1.00 166.46 61.01 227.46
075-087-031-000 4 1.00 166.46 61.01 227.46
075-087-032-000 4 1.00 166.46 61.01 227.46
075-087-033-000 4 1.00 166.46 61.01 227.46
075-087-034-000 4 1.00 166.46 61.01 227.46
075-091-001-000 4 1.00 166.46 61.01 227.46
075-091-002-000 4 1.00 166.46 61.01 227.46
075-091-003-000 4 1.00 166.46 61.01 227.46
075-091-004-000 4 1.00 166.46 61.01 227.46
075-091-005-000 4 1.00 166.46 61.01 227.46
075-091-006-000 4 1.00 166.46 61.01 227.46
075-091-007-000 4 1.00 166.46 61.01 227.46
075-091-008-000 4 1.00 166.46 61.01 227.46
075-091-009-000 4 1.00 166.46 61.01 227.46
075-091-010-000 4 1.00 166.46 61.01 227.46
075-091-011-000 4 1.00 166.46 61.01 227.46
075-091-012-000 4 1.00 166.46 61.01 227.46
075-091-013-000 4 1.00 166.46 61.01 227.46
075-091-014-000 4 1.00 166.46 61.01 227.46
075-091-015-000 4 1.00 166.46 61.01 227.46
075-091-016-000 4 1.00 166.46 61.01 227.46
075-091-017-000 4 1.00 166.46 61.01 227.46
075-091-018-000 4 1.00 166.46 61.01 227.46
075-091-019-000 4 1.00 166.46 61.01 227.46
075-091-020-000 4 1.00 166.46 61.01 227.46
075-091-021-000 4 1.00 166.46 61.01 227.46
075-091-022-000 4 1.00 166.46 61.01 227.46
075-091-023-000 4 1.00 166.46 61.01 227.46
075-091-024-000 4 1.00 166.46 61.01 227.46
075-091-025-000 4 1.00 166.46 61.01 227.46
075-091-026-000 4 1.00 166.46 61.01 227.46
075-091-027-000 4 1.00 166.46 61.01 227.46
075-091-028-000 4 1.00 166.46 61.01 227.46
075-091-029-000 4 1.00 166.46 61.01 227.46
075-091-030-000 4 1.00 166.46 61.01 227.46
075-091-031-000 4 1.00 166.46 61.01 227.46
075-091-032-000 4 1.00 166.46 61.01 227.46
075-091-033-000 4 1.00 166.46 61.01 227.46
075-091-034-000 4 1.00 166.46 61.01 227.46
075-091-035-000 4 1.00 166.46 61.01 227.46
075-091-036-000 4 1.00 166.46 61.01 227.46
075-091-037-000 4 1.00 166.46 61.01 227.46
075-091-038-000 4 1.00 166.46 61.01 227.46
075-091-039-000 4 1.00 166.46 61.01 227.46
075-091-040-000 4 1.00 166.46 61.01 227.46
075-091-041-000 4 1.00 166.46 61.01 227.46
2026/2027
City of Riverbank
Crossroads Landscaping Lighting District Page 57 of 62

Page 246 of 767 ends

APN Zone Zone EDU District Wide Charge Zone Charge Total Charge 075-092-001-000 4 1.00 166.46 61.01 227.46
075-092-002-000 4 1.00 166.46 61.01 227.46
075-092-003-000 4 1.00 166.46 61.01 227.46
075-092-004-000 4 1.00 166.46 61.01 227.46
075-092-005-000 4 1.00 166.46 61.01 227.46
075-092-006-000 4 1.00 166.46 61.01 227.46
075-092-007-000 4 1.00 166.46 61.01 227.46
075-092-008-000 4 1.00 166.46 61.01 227.46
075-092-009-000 4 1.00 166.46 61.01 227.46
075-092-010-000 4 1.00 166.46 61.01 227.46
075-092-011-000 4 1.00 166.46 61.01 227.46
075-092-012-000 4 1.00 166.46 61.01 227.46
075-092-013-000 4 1.00 166.46 61.01 227.46
075-092-014-000 4 1.00 166.46 61.01 227.46
075-092-015-000 4 1.00 166.46 61.01 227.46
075-092-016-000 4 1.00 166.46 61.01 227.46
075-092-017-000 4 1.00 166.46 61.01 227.46
075-092-018-000 4 1.00 166.46 61.01 227.46
075-092-019-000 4 1.00 166.46 61.01 227.46
075-092-020-000 4 1.00 166.46 61.01 227.46
075-092-021-000 4 1.00 166.46 61.01 227.46
075-092-022-000 4 1.00 166.46 61.01 227.46
075-092-023-000 4 1.00 166.46 61.01 227.46
075-092-024-000 4 1.00 166.46 61.01 227.46
075-092-025-000 4 1.00 166.46 61.01 227.46
075-096-001-000 4 1.00 166.46 61.01 227.46
075-096-002-000 4 1.00 166.46 61.01 227.46
075-096-003-000 4 1.00 166.46 61.01 227.46
075-096-004-000 4 1.00 166.46 61.01 227.46
075-096-005-000 4 1.00 166.46 61.01 227.46
075-096-006-000 4 1.00 166.46 61.01 227.46
075-096-007-000 4 1.00 166.46 61.01 227.46
075-096-008-000 4 1.00 166.46 61.01 227.46
075-096-009-000 4 1.00 166.46 61.01 227.46
075-096-010-000 4 1.00 166.46 61.01 227.46
075-096-011-000 4 1.00 166.46 61.01 227.46
075-096-012-000 4 1.00 166.46 61.01 227.46
075-096-013-000 4 1.00 166.46 61.01 227.46
075-096-014-000 4 1.00 166.46 61.01 227.46
075-096-015-000 4 1.00 166.46 61.01 227.46
075-096-016-000 4 1.00 166.46 61.01 227.46
075-096-017-000 4 1.00 166.46 61.01 227.46
075-096-018-000 4 1.00 166.46 61.01 227.46
075-096-019-000 4 1.00 166.46 61.01 227.46
075-096-020-000 4 1.00 166.46 61.01 227.46
075-096-021-000 4 1.00 166.46 61.01 227.46
075-096-022-000 4 1.00 166.46 61.01 227.46
075-096-023-000 4 1.00 166.46 61.01 227.46
075-096-024-000 4 1.00 166.46 61.01 227.46
075-096-025-000 4 1.00 166.46 61.01 227.46
075-096-026-000 4 1.00 166.46 61.01 227.46
075-096-027-000 4 1.00 166.46 61.01 227.46
075-096-028-000 4 1.00 166.46 61.01 227.46
075-096-029-000 4 1.00 166.46 61.01 227.46
075-096-030-000 4 1.00 166.46 61.01 227.46
075-096-031-000 4 1.00 166.46 61.01 227.46
075-096-032-000 4 1.00 166.46 61.01 227.46
075-096-033-000 4 1.00 166.46 61.01 227.46
075-096-034-000 4 1.00 166.46 61.01 227.46
075-096-035-000 4 1.00 166.46 61.01 227.46
075-096-036-000 4 1.00 166.46 61.01 227.46
2026/2027
City of Riverbank
Crossroads Landscaping Lighting District Page 58 of 62

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APN Zone Zone EDU District Wide Charge Zone Charge Total Charge 075-096-037-000 4 1.00 166.46 61.01 227.46
075-096-038-000 4 1.00 166.46 61.01 227.46
075-096-039-000 4 1.00 166.46 61.01 227.46
075-096-040-000 4 1.00 166.46 61.01 227.46
075-096-041-000 4 1.00 166.46 61.01 227.46
075-096-042-000 4 1.00 166.46 61.01 227.46
075-096-043-000 4 1.00 166.46 61.01 227.46
075-096-044-000 4 1.00 166.46 61.01 227.46
075-096-045-000 4 1.00 166.46 61.01 227.46
075-096-046-000 4 1.00 166.46 61.01 227.46
075-096-047-000 4 1.00 166.46 61.01 227.46
075-096-048-000 4 1.00 166.46 61.01 227.46
075-096-049-000 4 1.00 166.46 61.01 227.46
075-096-050-000 4 1.00 166.46 61.01 227.46
075-096-051-000 4 1.00 166.46 61.01 227.46
075-096-052-000 4 1.00 166.46 61.01 227.46
075-096-053-000 4 1.00 166.46 61.01 227.46
075-096-054-000 4 1.00 166.46 61.01 227.46
075-097-001-000 4 1.00 166.46 61.01 227.46
075-097-002-000 4 1.00 166.46 61.01 227.46
075-097-003-000 4 1.00 166.46 61.01 227.46
075-097-004-000 4 1.00 166.46 61.01 227.46
075-097-005-000 4 1.00 166.46 61.01 227.46
075-097-006-000 4 1.00 166.46 61.01 227.46
075-097-007-000 4 1.00 166.46 61.01 227.46
075-097-008-000 4 1.00 166.46 61.01 227.46
075-097-009-000 4 1.00 166.46 61.01 227.46
075-097-010-000 4 1.00 166.46 61.01 227.46
075-097-011-000 4 1.00 166.46 61.01 227.46
075-097-012-000 4 1.00 166.46 61.01 227.46
075-097-013-000 4 1.00 166.46 61.01 227.46
075-097-014-000 4 1.00 166.46 61.01 227.46
075-097-015-000 4 1.00 166.46 61.01 227.46
075-097-016-000 4 1.00 166.46 61.01 227.46
075-097-017-000 4 1.00 166.46 61.01 227.46
075-097-018-000 4 1.00 166.46 61.01 227.46
075-097-019-000 4 1.00 166.46 61.01 227.46
075-097-020-000 4 1.00 166.46 61.01 227.46
075-097-021-000 4 1.00 166.46 61.01 227.46
075-097-022-000 4 1.00 166.46 61.01 227.46
075-097-023-000 4 1.00 166.46 61.01 227.46
075-097-024-000 4 1.00 166.46 61.01 227.46
075-097-025-000 4 1.00 166.46 61.01 227.46
075-097-026-000 4 1.00 166.46 61.01 227.46
075-097-027-000 4 1.00 166.46 61.01 227.46
075-097-028-000 4 1.00 166.46 61.01 227.46
075-097-029-000 4 1.00 166.46 61.01 227.46
075-097-030-000 4 1.00 166.46 61.01 227.46
075-097-031-000 4 1.00 166.46 61.01 227.46
075-097-032-000 4 1.00 166.46 61.01 227.46
075-097-033-000 4 1.00 166.46 61.01 227.46
075-097-034-000 4 1.00 166.46 61.01 227.46
075-097-035-000 4 1.00 166.46 61.01 227.46
075-097-036-000 4 1.00 166.46 61.01 227.46
075-097-037-000 4 1.00 166.46 61.01 227.46
075-097-038-000 4 1.00 166.46 61.01 227.46
075-097-039-000 4 1.00 166.46 61.01 227.46
075-097-040-000 4 1.00 166.46 61.01 227.46
075-097-041-000 4 1.00 166.46 61.01 227.46
075-097-042-000 4 1.00 166.46 61.01 227.46
075-098-001-000 4 1.00 166.46 61.01 227.46
2026/2027
City of Riverbank
Crossroads Landscaping Lighting District Page 59 of 62

Page 248 of 767 ends

APN Zone Zone EDU District Wide Charge Zone Charge Total Charge 075-098-002-000 4 1.00 166.46 61.01 227.46
075-098-003-000 4 1.00 166.46 61.01 227.46
075-098-004-000 4 1.00 166.46 61.01 227.46
075-098-005-000 4 1.00 166.46 61.01 227.46
075-098-006-000 4 1.00 166.46 61.01 227.46
075-098-007-000 4 1.00 166.46 61.01 227.46
075-098-008-000 4 1.00 166.46 61.01 227.46
075-098-009-000 4 1.00 166.46 61.01 227.46
075-098-010-000 4 1.00 166.46 61.01 227.46
075-098-011-000 4 1.00 166.46 61.01 227.46
075-098-012-000 4 1.00 166.46 61.01 227.46
075-098-013-000 4 1.00 166.46 61.01 227.46
075-098-014-000 4 1.00 166.46 61.01 227.46
075-098-015-000 4 1.00 166.46 61.01 227.46
075-098-016-000 4 1.00 166.46 61.01 227.46
075-098-017-000 4 1.00 166.46 61.01 227.46
075-098-018-000 4 1.00 166.46 61.01 227.46
075-098-019-000 4 1.00 166.46 61.01 227.46
075-098-020-000 4 1.00 166.46 61.01 227.46
075-098-021-000 4 1.00 166.46 61.01 227.46
075-098-022-000 4 1.00 166.46 61.01 227.46
075-098-023-000 4 1.00 166.46 61.01 227.46
075-098-024-000 4 1.00 166.46 61.01 227.46
075-098-025-000 4 1.00 166.46 61.01 227.46
075-098-026-000 4 1.00 166.46 61.01 227.46
075-098-027-000 4 1.00 166.46 61.01 227.46
075-098-028-000 4 1.00 166.46 61.01 227.46
075-098-029-000 4 1.00 166.46 61.01 227.46
075-098-030-000 4 1.00 166.46 61.01 227.46
075-098-031-000 4 1.00 166.46 61.01 227.46
075-098-032-000 4 1.00 166.46 61.01 227.46
075-098-033-000 4 1.00 166.46 61.01 227.46
075-098-034-000 4 1.00 166.46 61.01 227.46
075-098-035-000 4 1.00 166.46 61.01 227.46
075-098-036-000 4 1.00 166.46 61.01 227.46
075-098-037-000 4 1.00 166.46 61.01 227.46
075-098-038-000 4 1.00 166.46 61.01 227.46
075-098-039-000 4 1.00 166.46 61.01 227.46
075-098-040-000 4 1.00 166.46 61.01 227.46
075-098-041-000 4 1.00 166.46 61.01 227.46
075-098-042-000 4 1.00 166.46 61.01 227.46
075-098-043-000 4 1.00 166.46 61.01 227.46
075-098-044-000 4 1.00 166.46 61.01 227.46
075-098-045-000 4 1.00 166.46 61.01 227.46
075-098-046-000 4 1.00 166.46 61.01 227.46
075-098-047-000 4 1.00 166.46 61.01 227.46
075-098-048-000 4 1.00 166.46 61.01 227.46
075-098-049-000 4 1.00 166.46 61.01 227.46
075-098-050-000 4 1.00 166.46 61.01 227.46
075-098-051-000 4 1.00 166.46 61.01 227.46
075-098-052-000 4 1.00 166.46 61.01 227.46
075-098-053-000 4 1.00 166.46 61.01 227.46
075-098-054-000 4 1.00 166.46 61.01 227.46
075-098-055-000 4 1.00 166.46 61.01 227.46
075-098-056-000 4 1.00 166.46 61.01 227.46
075-099-001-000 4 1.00 166.46 61.01 227.46
075-099-002-000 4 1.00 166.46 61.01 227.46
075-099-003-000 4 1.00 166.46 61.01 227.46
075-099-004-000 4 1.00 166.46 61.01 227.46
075-099-005-000 4 1.00 166.46 61.01 227.46
075-099-006-000 4 1.00 166.46 61.01 227.46
2026/2027
City of Riverbank
Crossroads Landscaping Lighting District Page 60 of 62

Page 249 of 767 ends

APN Zone Zone EDU District Wide Charge Zone Charge Total Charge 075-099-007-000 4 1.00 166.46 61.01 227.46
075-099-008-000 4 1.00 166.46 61.01 227.46
075-099-009-000 4 1.00 166.46 61.01 227.46
075-099-010-000 4 1.00 166.46 61.01 227.46
075-099-011-000 4 1.00 166.46 61.01 227.46
075-099-012-000 4 1.00 166.46 61.01 227.46
075-099-013-000 4 1.00 166.46 61.01 227.46
075-099-014-000 4 1.00 166.46 61.01 227.46
075-099-015-000 4 1.00 166.46 61.01 227.46
075-099-016-000 4 1.00 166.46 61.01 227.46
075-099-017-000 4 1.00 166.46 61.01 227.46
075-099-018-000 4 1.00 166.46 61.01 227.46
075-099-019-000 4 1.00 166.46 61.01 227.46
075-099-020-000 4 1.00 166.46 61.01 227.46
075-099-021-000 4 1.00 166.46 61.01 227.46
075-099-022-000 4 1.00 166.46 61.01 227.46
075-099-023-000 4 1.00 166.46 61.01 227.46
075-099-024-000 4 1.00 166.46 61.01 227.46
075-099-025-000 4 1.00 166.46 61.01 227.46
075-099-026-000 4 1.00 166.46 61.01 227.46
075-099-027-000 4 1.00 166.46 61.01 227.46
075-099-028-000 4 1.00 166.46 61.01 227.46
075-099-029-000 4 1.00 166.46 61.01 227.46
075-099-030-000 4 1.00 166.46 61.01 227.46
075-099-031-000 4 1.00 166.46 61.01 227.46
075-099-032-000 4 1.00 166.46 61.01 227.46
075-099-033-000 4 1.00 166.46 61.01 227.46
075-099-034-000 4 1.00 166.46 61.01 227.46
075-099-035-000 4 1.00 166.46 61.01 227.46
075-099-036-000 4 1.00 166.46 61.01 227.46
075-099-037-000 4 1.00 166.46 61.01 227.46
075-099-038-000 4 1.00 166.46 61.01 227.46
075-099-039-000 4 1.00 166.46 61.01 227.46
075-099-040-000 4 1.00 166.46 61.01 227.46
075-099-041-000 4 1.00 166.46 61.01 227.46
075-099-042-000 4 1.00 166.46 61.01 227.46
075-099-043-000 4 1.00 166.46 61.01 227.46
075-099-044-000 4 1.00 166.46 61.01 227.46
075-099-045-000 4 1.00 166.46 61.01 227.46
075-099-046-000 4 1.00 166.46 61.01 227.46
075-099-047-000 4 1.00 166.46 61.01 227.46
075-099-048-000 4 1.00 166.46 61.01 227.46
075-099-049-000 4 1.00 166.46 61.01 227.46
075-099-050-000 4 1.00 166.46 61.01 227.46
075-099-051-000 4 1.00 166.46 61.01 227.46
075-099-052-000 4 1.00 166.46 61.01 227.46
075-099-053-000 4 1.00 166.46 61.01 227.46
075-099-054-000 4 1.00 166.46 61.01 227.46
075-099-055-000 4 1.00 166.46 61.01 227.46
075-099-056-000 4 1.00 166.46 61.01 227.46
075-099-057-000 4 1.00 166.46 61.01 227.46
075-099-058-000 4 1.00 166.46 61.01 227.46
075-099-059-000 4 1.00 166.46 61.01 227.46
075-099-060-000 4 1.00 166.46 61.01 227.46
075-099-061-000 4 1.00 166.46 61.01 227.46
075-099-062-000 4 1.00 166.46 61.01 227.46
075-099-063-000 4 1.00 166.46 61.01 227.46
075-099-064-000 4 1.00 166.46 61.01 227.46
075-099-065-000 4 1.00 166.46 61.01 227.46
075-099-066-000 4 1.00 166.46 61.01 227.46
075-099-067-000 4 1.00 166.46 61.01 227.46
2026/2027
City of Riverbank
Crossroads Landscaping Lighting District Page 61 of 62

Page 250 of 767 ends

APN Zone Zone EDU District Wide Charge Zone Charge Total Charge 075-100-001-000 4 1.00 166.46 61.01 227.46
075-100-002-000 4 1.00 166.46 61.01 227.46
075-100-003-000 4 1.00 166.46 61.01 227.46
075-100-004-000 4 1.00 166.46 61.01 227.46
075-100-005-000 4 1.00 166.46 61.01 227.46
075-100-006-000 4 1.00 166.46 61.01 227.46
075-100-007-000 4 1.00 166.46 61.01 227.46
075-100-008-000 4 1.00 166.46 61.01 227.46
075-100-009-000 4 1.00 166.46 61.01 227.46
075-100-010-000 4 1.00 166.46 61.01 227.46
075-100-011-000 4 1.00 166.46 61.01 227.46
075-100-012-000 4 1.00 166.46 61.01 227.46
075-100-013-000 4 1.00 166.46 61.01 227.46
075-100-014-000 4 1.00 166.46 61.01 227.46
075-100-015-000 4 1.00 166.46 61.01 227.46
075-100-016-000 4 1.00 166.46 61.01 227.46
075-100-017-000 4 1.00 166.46 61.01 227.46
075-100-018-000 4 1.00 166.46 61.01 227.46
075-100-019-000 4 1.00 166.46 61.01 227.46
075-100-020-000 4 1.00 166.46 61.01 227.46
075-100-021-000 4 1.00 166.46 61.01 227.46
075-100-022-000 4 1.00 166.46 61.01 227.46
075-100-023-000 4 1.00 166.46 61.01 227.46
075-100-024-000 4 1.00 166.46 61.01 227.46
075-100-025-000 4 1.00 166.46 61.01 227.46
075-100-026-000 4 1.00 166.46 61.01 227.46
075-100-027-000 4 1.00 166.46 61.01 227.46
075-100-028-000 4 1.00 166.46 61.01 227.46
075-100-029-000 4 1.00 166.46 61.01 227.46
075-100-030-000 4 1.00 166.46 61.01 227.46
075-100-031-000 4 1.00 166.46 61.01 227.46
075-100-032-000 4 1.00 166.46 61.01 227.46
075-100-033-000 4 1.00 166.46 61.01 227.46
075-100-034-000 4 1.00 166.46 61.01 227.46
075-100-035-000 4 1.00 166.46 61.01 227.46
075-100-036-000 4 1.00 166.46 61.01 227.46
075-100-037-000 4 1.00 166.46 61.01 227.46
075-100-038-000 4 1.00 166.46 61.01 227.46
075-100-039-000 4 1.00 166.46 61.01 227.46
075-100-040-000 4 1.00 166.46 61.01 227.46
075-100-041-000 4 1.00 166.46 61.01 227.46
075-100-042-000 4 1.00 166.46 61.01 227.46
075-100-043-000 4 1.00 166.46 61.01 227.46
075-100-044-000 4 1.00 166.46 61.01 227.46
075-100-045-000 4 1.00 166.46 61.01 227.46
075-100-046-000 4 1.00 166.46 61.01 227.46
075-100-047-000 4 1.00 166.46 61.01 227.46
075-100-048-000 4 1.00 166.46 61.01 227.46
075-102-001-000 4 4.32 719.11 263.56 982.66
075-102-002-000 4 1.00 166.46 61.01 227.46
075-102-003-000 4 3.01 501.04 183.64 684.68
Total 2,461.07 $409,669.71 $153,195.12 $562,843.08
*Total may differ from budget due to rounding.
2026/2027
City of Riverbank
Crossroads Landscaping Lighting District Page 62 of 62

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Item 10.3. - CC / LRA – 6/23/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 10.3.

SECTION : PUBLIC HEARING
Meeting Date: 6/23/2026
Subject:
1) Resolution of the City Council of the City of Riverbank, California, Amending and/or Approving the Engineer’s Report for the Ridgewood Place Landscaping and Lighting District; and the Levy and Collection of Annual Assessments related thereto for Fiscal Year 2026/2027.
2) Resolution of the City Council of the City of Riverbank, California Ordering the Levy and Collection of Annual Assessments for the Ridgewood Place Landscaping and Lighting District; for Fiscal Year 2026/2027.

From: Marisela H. Garcia, City Manager
Submitted by: Kathleen Cleek, Capital Projects/Regulatory Compliance Manager

RECOMMENDATION
This item is being presented for City Council consideration following its continuance from the June 9, 2026 City Council meeting. It is recommended that the City Council adopt Resolutions amending and/or approving the Engineer’s Report and ordering the levy and collection of annual assessments for Ridgewood Place Landscape and Lighting District for Fiscal Year 2026/2027.

SUMMARY
The City of Riverbank annually levies and collects special assessments for landscape maintenance, capital improvements, and street lighting. The District was formed in 1998 and is levied annually pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). The District assessments were approved by the property owners of record through a protest ballot proceeding at the time the District was formed in compliance with the substantive and procedural requirements of the California Constitution Article XIIID (“Article XIIID”).

The Engineer’s Annual Levy Report for Fiscal Year 2026/2027 has been prepared in accordance with the provisions of Chapter 3, Section 22622 of the 1972 Act. The report details the improvements and financial information including the district budgets and proposed annual assessments. The costs of improvements and the annual levy including all expenditures, deficits, surpluses, revenues, and reserves are assessed to each parcel within the District proportionate to the parcel’s special benefits.

The attached resolutions represent the second step in the annual levy of assessments on the district for fiscal year 2026/2027. Ridgewood Place Landscape and Lighting District is located in and around Soares Place adjacent to Roselle Avenue. The annual levy per EDU will increase from $296.07 to $325.68 to cover increased maintenance costs and to increase the reserve.

Therefore, it is recommended that the City Council adopt Resolutions amending and/or approving the

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Item 10.3. - CC / LRA – 6/23/2026
Engineer’s Report and ordering the levy and collection of annual assessments for Ridgewood Place Landscape and Lighting District for Fiscal Year 2026/2027.

STRATEGIC PLAN
This item is directly related to the City Council’s Strategic Plan goal to “Prioritize Financial Stability.”

BACKGROUND

FINANCIAL IMPACT
The annual assessment for parcels in the Ridgewood Place Landscape and Lighting District for Fiscal Year 2026/2027 is as follows:

FY 25/26 FY 26/27 Change in Assessment
Annual Parcel Assessments $296.07 $325.68 $29.61
Costs for the district are paid through assessments to property owners within the District; hence, there is no fiscal impact to the City.

ATTACHMENTS

1. CC Resolution 2026_Ridgewood_Collect

2. CC Resolution 2026_Ridgewood_Report

3. FY2627 Riverbank Ridgewood Place Engineer's Report

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CC/LRA – 06/09/2026
CC Resolution 2026-

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, ORDERING THE LEVY AND COLLECTION OF ANNUAL

ASSESSMENTS FOR THE RIDGEWOOD PLACE LANDSCAPING AND LIGHTING DISTRICT; FOR FISCAL YEAR 2026/2027
The City Council of the City of Riverbank, California (hereafter referred to as the “City Council”) does resolve as follows:

WHEREAS, the City Council, desires to levy and collected annual assessments against parcels of land within said territory designated as “Ridgewood Place Landscaping and Lighting District” (hereafter referred to as the “District”) for Fiscal Year 2026/2027 to pay the costs and expenses of operating, maintaining and servicing the improvements and appurtenant facilities related thereto, pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”); and, WHEREAS, the City Council did by previous resolutions initiate proceedings and declare its intention to levy and collected the annual assessments for the District for the purpose of operating, maintaining and servicing the improvements related thereto, pursuant to the Act; and,
WHEREAS, the Engineer selected by the City Council has prepared and filed with the City Clerk, and the City Clerk has presented to the City Council an Engineer’s Report that describes the District and assessments against parcels of land within the District for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027 pursuant to the provisions of the Act; and,
WHEREAS, the City Council following notice duly given, has held a full and fair Public Hearing on June 9, 2026 regarding the District, the Engineer’s Report prepared in connection therewith, and considered all oral and written statements, protests and communications made or filed by interested persons regarding these matters, pursuant to the Act.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY COUNCIL OF THE CITY OF RIVERBANK, AS FOLLOWS:

Section 1 The City Council upon the conclusion of the noticed Public Hearing finds that a written majority protest does not exist, pursuant to the provisions of the Act (Chapter 2, Article 1, Sections 22593 and 22594).

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CC/LRA – 06/09/2026
CC Resolution 2026-
Section 2 The City Council desires to levy and collect assessments against parcels of land within the District for the fiscal year commencing July 1, 2026 and ending June 30, 2027 to pay the costs and expenses of operating, maintaining and servicing the landscaping, lighting and appurtenant facilities located within public places within the District.

Section 3 The City Council has carefully reviewed and examined the Engineer’s Report in connection with the District, and the levy and collection of assessments.

Based upon its review (and amendments, as applicable) of the Engineer’s Report, a copy of which has been presented to the City Council and which has been filed with the City Clerk, the City Council hereby finds and determines that:
a. The territory of land within District will receive special benefits from the operation, maintenance and servicing of the landscaping, lighting and appurtenant facilities and improvements related thereto. b. The District includes all of the lands so benefited; and c. The net amount to be assessed upon the lands within the District, in accordance with the proposed budget for the fiscal year commencing July 1, 2026 and ending June 30, 2027 is apportioned by a formula and method which fairly distributes the net amount among all eligible parcels in proportion to the special benefits to be received by each parcel from the improvements and services and is satisfied that the assessments are levied without regard to property valuation.

Section 4 The City Council finds the assessments as outlined in the Engineer’s Report are in compliance with the provisions of California Constitution Article XIIID.

Section 5 The Engineer’s Report and assessments as presented to the City Council and on file in the office of the City Clerk are hereby confirmed as filed.

Section 6 The City Council hereby orders the District improvements to be made, which improvements are briefly described as the operation, administration, maintenance and servicing of all public landscaping and lighting improvements and appurtenant facilities and expenses associated with the District that were installed as part of property development within the District and that will be maintained by the City of Riverbank or their designee and all such maintenance, operation and servicing of the landscaping and lighting and all appurtenant facilities shall be performed pursuant to the "Act", namely:
• Landscaped slopes, entryways, or other landscaped areas directly associated with the properties within the District;

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CC/LRA – 06/09/2026
CC Resolution 2026-
• Parkway and perimeter landscaping adjacent to the District boundaries associated with the residential subdivision and dedicated and accepted by the City of Riverbank for maintenance;
• Public lighting facilities including street lighting, and landscape lighting within public areas;
• All appurtenant facilities, equipment, materials and utilities related to the aforementioned improvements.

Section 7 The City Clerk, or their designate, is hereby authorized and directed to file the levy with the County Auditor upon adoption of this Resolution pursuant to Chapter 4, Article 1, Section 22641 of the Act.

Section 8 The County Auditor of Stanislaus shall enter on the County Assessment Roll opposite each parcel of land the amount of levy, and such levies shall be collected at the same time and in the same manner as the County taxes are collected. After collection by the County, the net amount of the levy shall be paid to the City Treasurer.

Section 9 The City Treasurer shall deposit all money representing assessments collected by the County for the District to the credit of a fund for the “Ridgewood Place Landscaping and Lighting District”, and such money shall be expended only for the maintenance, operation and servicing of the landscaping and lighting improvements and appurtenant facilities as described in Section 7.

Section 10 The adoption of this Resolution constitutes the District levy for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 9th day of June, 2026; motioned by , seconded by , and upon roll call was carried by the following City Council vote of :

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
____________________________ __________________________ Gabriela Hernandez,CMC Rachel Hernandez
City Clerk Mayor

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CC/LRA – 06/09/2026
CC Resolution 2026-

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK, CALIFORNIA, AMENDING AND/OR APPROVING THE ENGINEER’S REPORT FOR THE RIDGEWOOD PLACE LANDSCAPING AND LIGHTING DISTRICT; AND THE

LEVY AND COLLECTION OF ANNUAL ASSESSMENTS RELATED THERETO FOR FISCAL YEAR 2026/2027
The City Council of the City of Riverbank, California (hereafter referred to as the “City Council”) does resolve as follows:

WHEREAS, the City Council, pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”), did by previous Resolution order the Engineer, Willdan Financial Services, to prepare and file a Report in connection with the “Ridgewood Place Landscaping and Lighting District” (hereafter referred to as the “District”) and the proposed levy and collection of annual assessments against parcels of land for the fiscal year commencing July 1, 2026 and ending June 30, 2027; and WHEREAS, the Engineer has prepared and filed with the City Clerk of the City of Riverbank, California and the City Clerk has presented to the City Council such report entitled “Engineer’s Annual Levy Report for Ridgewood Place Landscaping and Lighting District, Fiscal Year 2026/2027” as required by the Act; and WHEREAS, the City Council pursuant to the provisions of Chapter 2, Article 1, Section 22586 of said Act may approve the report, as filed, or may modify the report in any particular and approve it as modified; and
WHEREAS, the City Council has carefully examined and reviewed the Report as presented, considered all oral and written comments presented with respect to the District and Report at a noticed Public Hearing and has discussed any necessary or desired modifications to the Report.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY COUNCIL OF THE CITY OF RIVERBANK, AS FOLLOWS:

Section 1 The Report as presented or as modified, contains the following:
a. A Description of Improvements.
b. A Diagram of the District.

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CC/LRA – 06/09/2026
CC Resolution 2026-
c. The Method of Apportionment that details the method of calculating each parcel’s proportional special benefits and annual assessment. d. The Annual Budget (Costs and Expenses) and the resulting assessment (Levy per benefit unit) for the fiscal year. e. The District Roll containing the proposed Levy for each Assessor Parcel Number within the District for Fiscal Year 2026/2027.

Section 2 The City Clerk is hereby directed to enter on the minutes of the City Council any and all modifications to the Report determined and approved by the City Council, and all such changes and/or modifications by reference are incorporated into the Engineer’s Report.

Section 3 The City Council is satisfied with the Engineer’s Report as presented or modified, each and all of the budget items and documents as set forth therein, and is satisfied that the annual assessments contained therein are consistent with the assessments approved by the property owners and spread in accordance with the special benefits received from the improvements pursuant to the provisions of the California Constitution Article XIIID.

Section 4 The Report is hereby approved as submitted or modified and ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection.

Section 5 The City Clerk shall certify to the passage and adoption of this Resolution, and the minutes of this meeting shall so reflect the presentation and approval of the Report as submitted or modified.

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
___________________________ __________________________
Gabriela Hernandez Rachel Hernandez
City Clerk Mayor
Attachment: Engineer’s Report – Ridgewood L&L for FY2026-27

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City of Riverbank

Ridgewood Place
Landscaping and Lighting District

2026/2027 ENGINEER’S ANNUAL LEVY REPORT

Intent Meeting: May 26, 2026
Public Hearing: June 9, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com

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TABLE OF CONTENTS
PART I - OVERVIEW 1
A. INTRODUCTION 1
B. APPLICABLE LEGISLATION 2
C. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT 3
D. DESCRIPTION OF THE IMPROVEMENTS 4
PART II - PLANS AND SPECIFICATIONS 5
E. CHANGES OR MODIFICATIONS TO THE DISTRICT 5
F. DESCRIPTION OF THE DISTRICT 5
PART III - METHOD OF APPORTIONMENT 5
A. GENERAL 5
B. BENEFIT ANALYSIS 6
C. ASSESSMENT METHODOLOGY 7
D. ASSESSMENT RANGE FORMULA 8
PART IV - DISTRICT BUDGET FY 2026/2027 10
PART V — DISTRICT BOUNDARY MAPS 11
PART VI — 2026/2027 ASSESSMENT ROLL 14

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 1 of 15

PART I - OVERVIEW
A. INTRODUCTION
The City of Riverbank (“City”) annually levies and collects special assessments in order to maintain the improvements within the Ridgewood Place Landscape and Lighting District (“District”). The District was formed in 1998 and is annually levied pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). The District assessments were approved by the property owners of record through a protest ballot proceeding at the time the District was formed in compliance with the substantive and procedural requirements of the California Constitution Article XIII D (“Article XIII D”).

This Engineer’s Annual Levy Report (“Report”) has been prepared in accordance with the provisions of Chapter 3, Section 22622 of the 1972 Act. This Report describes the District, the improvements therein, any annexations or other modifications to the District including any substantial changes to the improvements, the method of apportionment, the boundaries of the District, and financial information including the district budgets and proposed annual assessments for Fiscal Year 2026/2027. The proposed assessments are based on the historic and estimated costs to maintain the improvements that provide a direct and special benefit to properties within the District. The costs of improvements and the annual levy including all expenditures, deficits, surpluses, revenues, and reserves are assessed to each parcel within the District proportionate to the parcel’s special benefits.

For the purposes of this Report, the word “parcel” refers to an individual property assigned its own Assessment Number by the County of Stanislaus Assessor’s Office. The County of Stanislaus Auditor/Controller uses Assessment Numbers and specific fund numbers to identify properties assessed for special district benefit assessments on the tax roll.

Pursuant to Chapter 3, beginning with Section 22620 of the 1972 Act, the City Council shall conduct a noticed annual public hearing to consider all public comments and written protests regarding the District. Following the annual public hearing and review of the Report, the City Council may order amendments to the Report or confirm the Report as submitted. Following final approval of the Report and confirmation of the assessments contained therein, the City Council will, by resolution, order the improvements to be made and confirm the levy and collection of assessments pursuant to Chapter 4, Article 1, and beginning with Section 22640 of the 1972 Act. The assessment rate and method of apportionment described in this Report as approved or modified by the City Council defines the assessments to be applied to each parcel within the District for Fiscal Year 2026/2027.

The assessments as approved will be submitted to the County Auditor/Controller to be included on the property tax roll for each parcel within the District. 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

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 2 of 15 identified and resubmitted to the County. 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 contained in this Report as approved by the City Council.

B. APPLICABLE LEGISLATION
The District has been formed and is annually levied pursuant to the 1972 Act, beginning with Section 22500. The assessments and methods of apportionment described in this Report utilize commonly accepted assessment engineering practices and have been calculated and proportionately spread to each parcel based on the special benefits received.

Compliance with the Current Legislation
All assessments described in this Report and approved by the City Council are prepared in accordance with the 1972 Act and are in compliance with the provisions of the Article XIII D, which was enacted with the passage of Proposition 218 in November 1996.

This District was formed after the passage of Proposition 218 and the assessments contained herein were established and approved pursuant to the provisions of the Article XIII D Section 4. Specifically, parcels within the District are assessed for only the reasonable cost of the proportional special benefit conferred on those parcels pursuant to Article XIII D Section 4 (a); and the assessments and assessment range formula described in this report were approved by the property owners at the time of formation through a property owner protest ballot proceeding pursuant to Article XIII D Section 4 (c, d & e).

Briefly, the assessment range formula states that the assessment initially approved by the property owners may be increased each year by the greater of 3.0% or the percentage increase in the Consumer Price Index (“CPI”) to establish an adjusted maximum assessment each year. This adjusted maximum assessment is calculated independently from the actual assessment approved each fiscal year. The proposed assessment for the current fiscal year may be less than or equal to the maximum assessment rate previously approved and adopted for the District. Any proposed assessment that exceeds the adjusted maximum assessment rate is considered an increased assessment.

Pursuant to the provisions of the Article XIII D, all new or increased assessments (the incremental increase) are subject to both the substantive and procedural requirements of Article XIII D Section 4, including a property owner protest proceeding (property owner assessment balloting).

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 3 of 15 C. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT
As applicable or may be applicable to this proposed District, the 1972 Act defines improvements to mean one or any combination of the following:
 The installation or planting of landscaping.
 The installation or construction of statuary, fountains, and other ornamental structures and facilities.
 The installation or construction of public lighting facilities.  The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
 The maintenance or servicing, or both, of any of the foregoing.  The acquisition of any existing improvement otherwise authorized pursuant to this section.

Incidental expenses associated with the improvements including, but not limited to:
 The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment;
 The costs of printing, advertising, and the 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;
 Any expenses incidental to the issuance of bonds or notes pursuant to Section 22662.5.
 Costs associated with any elections held for the approval of a new or increased assessment.

The 1972 Act defines "Maintain" or "maintenance" to mean furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including:

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 4 of 15  Repair, removal, or replacement of all or any part of any improvement.  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.

D. DESCRIPTION OF THE IMPROVEMENTS
The improvements providing benefit to parcels within the District include specific street lighting facilities and landscaped areas originally installed as part of this residential development. The improvements maintained and serviced include five street lights and approximately 583 linear feet of parkway landscaping and any appurtenant facilities, services or improvements directly associated with these improvements including incidental expenses.

The street lighting improvements may include electrical costs, maintenance, repair and replacement of the poles, lights, wires or other equipment associated with the street lights. The street lights are identified as:
 Two street lights located on the perimeter of the development on the west side of Roselle Avenue, one north end of the subdivision and the other south of Soares Place.
 The remaining three street lights are located within the residential subdivision on Soares Place.

The landscape improvements may include street trees, turf, ground cover, shrubs, irrigation and drainage systems, entry monuments, and block walls or other fencing. The landscaped areas are within the public right-of-ways and encompass the parkway landscaped areas the entire length of the Ridgewood Place subdivision along of Roselle Avenue. The landscaped areas are identified as:
 Approximately 213 linear feet of parkway landscaping adjacent to the subdivision along the west side of Roselle Avenue and north of Soares Place.  Approximately 370 linear feet of parkway landscaping adjacent to the subdivision along the west side of Roselle Avenue and south of Soares Place.

All improvements within the District are maintained and serviced on a regular basis. City staff will determine the frequency and specific maintenance operations required. The District assessments fund all necessary utilities, operations, services, administration and maintenance costs associated with the improvements. The annual cost of providing the improvements within the District is spread among all benefiting parcels in proportion to the benefits received. The expenditures and assessments set forth in this report are based upon the City’s estimate of the costs associated with the improvements including all labor, personnel, equipment, materials and administrative expenses.

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 5 of 15

PART II - PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and operation of landscaping, street lighting and related services and improvements within the public right-of-ways for the benefit of parcels and properties within the development known as Ridgewood Place within the City.

The District is comprised of a single residential development consisting of twenty-three (23) single-family residential parcels. The district was formed to ensure the ongoing maintenance of local landscaping and lighting improvements associated with this residential subdivision and installed as part of the development of properties within the subdivision. The annual cost and expenses of providing the improvements are equitably spread among only the benefiting parcels within the District.

E. CHANGES OR MODIFICATIONS TO THE DISTRICT
Modifications to the District structure could include but are not limited to:
 Substantial changes or expansion of the improvements provided;  Substantial changes in the service provided;
 Modifications or restructuring of the District or Zones including annexation or detachment of Zones or specific parcels;
 Revisions in the method of apportionment;
 Proposed new or increased assessments.

Some changes or modifications to the District would require the approval of the property owners within the District. No changes or modifications to the District are proposed for Fiscal Year 2026/2027.

F. DESCRIPTION OF THE DISTRICT
The District is located generally on the West Side of Roselle Avenue, north of Morrill Road and south of Turpin Avenue at Soares Place. The District includes twenty-three single family residential parcels within the subdivision known as Ridgewood Place, identified on Book 132 Page 63 parcels 43 through 65 of the Stanislaus County Assessor’s Parcel Maps.

PART III - METHOD OF APPORTIONMENT
A. GENERAL
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements which include the construction, maintenance and servicing of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 6 of 15 “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.”
The formula used for calculating assessments in the District therefore reflects the composition of the parcels and the improvements and services provided, to fairly apportion the costs based on estimated benefit to each parcel.

In addition, pursuant to the Article XIII D Section 4, a parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel and provides that only special benefits are assessable and the District must separate the general benefits from the special benefits.

B. BENEFIT ANALYSIS
Each of the improvements and the associated costs has been carefully reviewed and the corresponding assessments have been proportionately spread to each parcel based on special benefits received from the improvements. The installation of the improvements was part of the conditions of property development. The property owners approved the corresponding assessments for the ongoing maintenance of the improvements at the time of formation through a property owner protest ballot proceeding pursuant to the Article XIII D Section 4.

Special Benefits — The method of apportionment (assessment methodology) is based on the premise that each of the assessed parcels within the District receives benefit from the improvements maintained and financed by annual assessments. Specifically, the assessments are for the maintenance of local street lighting and landscaped improvements installed as part of the original. The desirability and security of properties within the District are enhanced by the presence of street lighting and well-maintained landscaping in close proximity to those properties.

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 7 of 15  Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti;
 Enhanced environmental quality of the parcels within the Zones by moderating temperatures, providing oxygenation and attenuating noise.

The special benefits of street lighting are the convenience, safety, and security of property, improvements, and goods. Specifically:
 Enhanced deterrence of crime and the aid to police protection;  Increased nighttime safety on roads and highways;
 Improved ability of pedestrians and motorists to see;  Improved ingress and egress to property;
 Reduced vandalism and other criminal acts and damage to improvements or property;
 Improved traffic circulation and reduced nighttime accidents and personal property loss;
 Increased promotion of business during nighttime hours in the case of commercial properties.

All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District.

General Benefits - The improvements to be provided and maintained by the District are a direct result of property development within the District and would otherwise not be required or necessary. Developers typically install local improvements to enhance the marketability and value of properties within the development and/or as conditions of development. In either case, the improvements are clearly installed for the benefit of the properties being developed and not for the benefit of surrounding properties outside the District boundaries. Although local development improvements (by virtue of their location) may be visible to surrounding properties, any benefit to surrounding properties is incidental and cannot be considered a direct and special benefit. Furthermore, most developments within the City typically have various landscaping and lighting improvements specifically associated with their development and these improvements are funded by properties within those developments. Therefore, it has been determined that the District improvements and the on-going operation and maintenance of those improvements provide no identifiable or measurable general benefit to properties outside the District or to the public at large.

C. ASSESSMENT METHODOLOGY
Equivalent Dwelling Units: To assess benefits equitably, it is necessary to correlate the different type of parcels within the District to each other as well as their relationship to the improvements. The Equivalent Dwelling Unit method of apportioning benefit is typically seen as the most appropriate and equitable assessment methodology for districts formed

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 8 of 15 under the 1972 Act, as the benefit to each parcel from the improvements are typically apportioned as a function of land use type, size and development.

The Equivalent Dwelling Unit method of assessment apportionment uses the single family home site as the basic unit of assessment. A single family home site equals one Equivalent Dwelling Unit (“EDU”). Every other land use is typically converted to EDUs based on an assessment formula that equates the property’s specific development status, type of development (land use), and size of the property, as compared to a single family home site. Although the EDU method of apportionment is an appropriate method of calculating each parcel’s benefit, it should be noted that all properties within this District are identified as single family home sites and therefore benefit equally with each parcel assigned 1.0 EDU.

The following formulas are used to calculate the annual assessments. The Balance to Levy represents the total amount to be collected through the annual assessments. The Levy per EDU (Assessment Rate) is the result of dividing the total Balance to Levy by the total District EDU. This Assessment Rate multiplied by each parcel’s individual EDU determines each parcel’s levy amount.

Total Balance to Levy / Total EDU = Levy per EDU (also called Assessment Rate) Assessment Rate x Parcel’s EDU = Parcel Levy Amount
Or more simply stated, since all District parcels are 1 EDU:

Total Balance to Levy / Total Assessable Parcels in Zone = Parcel Levy Amount D. ASSESSMENT RANGE FORMULA
Any new or increased assessments require voting, certain noticing, and meeting requirements. Article XIII D added specific requirements including an assessment ballot and weighted tabulation of the ballots to determine if majority protest exists at the Public Hearing. In Fiscal Year 1993/1994 the Brown Act (Government Code Section 54954.6(o)) changed the definition of the term “new or increased assessment” to exclude certain conditions. These conditions included “any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency and approved by the voters in the area where the assessment is imposed.” This definition for a new or increased assessment was also addressed in Senate Bill 919 (the Proposition 218 implementation statutes)
An assessment range formula was proposed and approved for the assessments when the District was formed in Fiscal Year 1998/1999 and is to be applied to all future assessments within the District.

The following describes the proposed assessment range formula:

Wherein, if the proposed assessment rate for each classification of property (levy per unit or rate) for the current fiscal year is less than or equal to the prior year's maximum

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 9 of 15 assessment plus the adjustments described in the following, then the new assessment is not considered an increased assessment. The purpose of establishing an assessment range formula is to provide for reasonable inflationary adjustment to the assessment amounts without requiring costly noticing, balloting, and mailing procedures, which would be added to the District costs and assessments.

Beginning in Fiscal Year 1999/2000, the maximum assessment may be adjusted by the greater of three percent (3.0%) or the percentage increase in the CPI. Each year the City shall compute the percentage difference between the CPI on December 31 of each year and the CPI for the previous December 31 as determined by the Bureau of Labor Statistics for the San Francisco Oakland Hayward Area. This percentage difference shall then establish the range of increased assessments allowed based on the CPI. 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.

The Maximum Assessment for Fiscal Year 2026/2027 is $565.33 which is an increase of

3.04% from prior year’s maximum assessment. However, a rate of $325.68 per EDU will only be levied this year.

The following table illustrates how the assessment range formula is applied. This year, a

3.04% CPI increase is applied since it is greater than a 3.00% increase.

3.04% 3.00% 3.04% $548.67 $16.66 $565.33
New Maximum
Rate
CPI
Percentage
Increase
Standard

3.00%
Maximum %
Increase
Allowed
Prior Year’s
Max Rate
Allowed
Adjustment
The fact that an assessment range formula is adopted for District assessments does not require that the adjustment maximum assessment be applied each year nor does it restrict the assessments to the adjusted amount. If the budget and assessments for the District do not require an increase or the increase is less than the maximum allowable adjustment, then the required budget and assessment shall be applied. If the budget and proposed assessments require an increase greater than the maximum allowable adjustment, then the proposed assessment is considered an increased assessment and mailed notices and ballots to the property owners would be required pursuant to the Article XIII D Section 4c.

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 10 of 15 PART IV - DISTRICT BUDGET FY 2026/2027
Ridgewood Total
Landscaping and Lighting District District

DIRECT COSTS
Landscape Maintenance $2,880
Utilities 350
Repairs/Abatement 0
Street Lighting 0
Miscellaneous/Materials/Equipment 0
Capital Expenditure 0
Direct Costs (Subtotal) $3,230

ADMINISTRATION COSTS
City Administration & Overhead $1,000
District Administration 2,242
County Administration Fee 5
Administration Costs (Subtotal) $3,247

LEVY BREAKDOWN
Total Direct and Admin. Costs $6,477
Reserve Collection/ (Transfer) 1,014
Contribution Replenishment 0
Other Revenues/General Fund Contribution 0
CIP Collection/(Transfer) 0
Balance to Levy $7,491

DISTRICT STATISTICS
Total Parcels 23
Total Parcels Levied 23
Total Equivalent Dwelling Units (EDU) 23.00
Assessment Rate (Levy Per EDU) $325.68
Maximum Assessment Rate Approved $565.33

FUND BALANCE INFORMATION
Beginning Reserve Fund Balance $1,533
Reserve Fund Activity 1,014
Ending Reserve Fund Balance (Projected) $2,547
Beginning Capital Improvement Fund $0
Collections/(Transfers) 0
Capital Improvement Expenditures 0
Ending Capital Improvement Fund $0

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 11 of 15 PART V — DISTRICT BOUNDARY MAPS
The original assessment diagrams and tract maps for the District were previously approved and submitted to the City in the format required by the 1972 Act. These diagrams are on file in the Office of the City Clerk and by reference are made part of this Report.

The boundaries for the District are contiguous with the boundaries of the Ridgewood Place subdivision and defined as the corresponding parcels identified on the Stanislaus County Assessor’s Map. The parcel identification, lines, and dimensions of each parcel within the District are those lines and dimensions shown on the Stanislaus County Assessor’s Map of for the year in which this Report was prepared and by reference are incorporated and made part of this Report.

The following page is a reproduction of the County Assessor’s Parcel Map associated with the District.

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 12 of 15

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 13 of 15 Boundary and Improvement Diagram Ridgewood Place  Street Lights Landscaped Areas Shaded

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 14 of 15 PART VI — 2026/2027 ASSESSMENT ROLL
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Stanislaus County Assessor's map for the year in which this Report is prepared.

A listing of parcels assessed within this District, along with the assessment amounts, is listed below. 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.

Non-assessable lots or parcels 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 right-of-ways; common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has specific development restrictions.

These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.

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City of Riverbank
2026/2027 Ridgewood Place Landscaping & Lighting District Page 15 of 15 *Total may differ from budget due to rounding.

APN EDU Charge
132-063-043-000 1.0 $325.68
132-063-044-000 1.0 325.68
132-063-045-000 1.0 325.68
132-063-046-000 1.0 325.68
132-063-047-000 1.0 325.68
132-063-048-000 1.0 325.68
132-063-049-000 1.0 325.68
132-063-050-000 1.0 325.68
132-063-051-000 1.0 325.68
132-063-052-000 1.0 325.68
132-063-053-000 1.0 325.68
132-063-054-000 1.0 325.68
132-063-055-000 1.0 325.68
132-063-056-000 1.0 325.68
132-063-057-000 1.0 325.68
132-063-058-000 1.0 325.68
132-063-059-000 1.0 325.68
132-063-060-000 1.0 325.68
132-063-061-000 1.0 325.68
132-063-062-000 1.0 325.68
132-063-063-000 1.0 325.68
132-063-064-000 1.0 325.68
132-063-065-000 1.0 325.68
Total 23.0 $7,490.64

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Item 10.4. - CC / LRA – 6/23/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 10.4.

SECTION : PUBLIC HEARING
Meeting Date: 6/23/2026
Subject:
1) Resolution of the City Council of the City of Riverbank California, Amending and/or Approving the Engineer’s Report for the Landscaping and Lighting District No. 01, River Cove Subdivision; and the Levy and Collection of Annual Assessments Related Thereto for Fiscal Year 2026/2027 2) Resolution of the City Council of the City of Riverbank, California Ordering the Levy and Collection of Annual Assessments for the Landscaping and Lighting District No. 1, River Cove Subdivision; for Fiscal Year 2026/2027 From: Marisela H. Garcia, City Manager
Submitted by: Kathleen Cleek, Capital Projects/Regulatory Compliance Manager

RECOMMENDATION
This item is being presented for City Council consideration following its continuance from the June 9, 2026 City Council meeting. It is recommended that the City Council adopt Resolutions amending and/or approving the Engineer’s Report and ordering the levy and collection of annual assessments for the Lighting and Landscaping District No. 1 River Cove Subdivision for Fiscal Year 2026/2027.

SUMMARY
The City of Riverbank annually levies and collects special assessments for landscape maintenance, capital improvements, and street lighting. The District was formed in 1993 and is levied annually pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). The District includes all parcels within the residential development known as the River Cove subdivision.

The Engineer’s Annual Levy Report for Fiscal Year 2026/2027 has been prepared in accordance with the provisions of Chapter 3, Section 22622 of the 1972 Act. The report details the improvements and financial information, including the district budgets and proposed annual assessments. The costs of improvements and the annual levy, including all expenditures, deficits, surpluses, revenues, and reserves are assessed to each parcel within the District proportionate to the parcel’s special benefits.

The attached resolutions represent the second step in the annual levy of assessments on the district for fiscal year 2026/2027.

The River Cove Landscape & Lighting District is already assessing the maximum assessment rate approved by this District.

It is recommended that the City Council adopt Resolutions to amend and/or approve the Engineer’s

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Item 10.4. - CC / LRA – 6/23/2026
Report and order the levy and collection of annual assessments for the Lighting and Landscaping District No. 1 River Cove Subdivision for Fiscal Year 2026/2027.

STRATEGIC PLAN
This item is directly related to the City Council’s Strategic Plan goal to “Prioritize Financial Stability.”

BACKGROUND

FINANCIAL IMPACT
The annual assessment for parcels in the River Cove District for Fiscal Year 2026/2027 is as follows:

FY 25/26 FY 26/27 Change in Assessment
Annual Parcel Assessments $196.90 $196.90 No Change
Costs for the district are paid through assessments to property owners within the District; hence, there is no fiscal impact to the City.

ATTACHMENTS

1. CC Resolution 2026_River Cove_Collect

2. CC Resolution 2026_River Cove_Report

3. FY2627 Riverbank River Cove Engineer's Report

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CC/LRA – 06/09/2026
CC Resolution 2026-

CITY OF RIVERBANK

RESOLUTION

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, ORDERING THE LEVY AND COLLECTION OF ANNUAL
ASSESSMENTS FOR THE LANDSCAPING AND LIGHTING DISTRICT NO. 01 FOR RIVER COVE SUBDIVISION; FOR FISCAL YEAR 2026/2027
The City Council of the City of Riverbank, California (hereafter referred to as the “City Council”) does resolve as follows:

WHEREAS, the City Council, desires to levy and collected annual assessments against parcels of land within said territory designated as “Landscaping and Lighting District No. 01” (hereafter referred to as the “District”) for the River Cove Subdivision, for fiscal year 2026/2027 to pay the costs and expenses of operating, maintaining and servicing the improvements and appurtenant facilities related thereto, pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”); and WHEREAS, the City Council did by previous resolutions initiate proceedings and declare its intention to levy and collected the annual assessments for the District for the purpose of operating, maintaining and servicing the improvements related thereto, pursuant to the Act; and
WHEREAS, the Engineer selected by the City Council has prepared and filed with the City Clerk, and the City Clerk has presented to the City Council an Engineer’s Report that describes the District and assessments against parcels of land within the District for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027, pursuant to the provisions of the Act; and
WHEREAS, the City Council following notice duly given, has held a full and fair Public Hearing on Tuesday, June 9, 2026 regarding the District, the Engineer’s Report prepared in connection therewith, and considered all oral and written statements, protests and communications made or filed by interested persons regarding these matters, pursuant to the Act.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY COUNCIL FOR THE LANDSCAPE AND LIGHTING DISTRICT NO. 1 RIVER COVE SUBDIVISION AS FOLLOWS:

Section 2 The City Council desires to levy and collect assessments against parcels of land within the District for the fiscal year commencing July 1, 2026 and ending

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CC/LRA – 06/09/2026
CC Resolution 2026-
June 30, 2027, to pay the costs and expenses of operating, maintaining and servicing the landscaping, lighting and appurtenant facilities located within public places within the District.

Section 3 The City Council has carefully reviewed and examined the Engineer’s Report in connection with the District, and the levy and collection of assessments.

Section 4 The City Council finds the assessments as outlined in the Engineer’s Report are in compliance with the provisions of California Constitution Article XIIID.

Section 5 The Engineer’s Report and assessments as presented to the City Council and on file in the office of the City Clerk are hereby confirmed as filed.

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CC/LRA – 06/09/2026
CC Resolution 2026-
• Natural and passive landscaped areas, parks, trails, open space areas, and natural habitats that are maintained and/or abated; • Active parks including all landscaping, lighting, equipment and facilities (i.e., playgrounds, tot-lots, ball fields, sidewalks, landscaped areas and greenbelts);
• Public lighting facilities including street lighting, and lighting within the park and other public areas;
• All appurtenant facilities, equipment, materials and utilities related to the aforementioned improvements.

Section 9 The City Treasurer shall deposit all money representing assessments collected by the County for the District to the credit of a fund for the “Landscaping and Lighting District No. 01”, and such money shall be expended only for the maintenance, operation and servicing of the landscaping and lighting improvements and appurtenant facilities as described in Section 6.

Section 10 The adoption of this Resolution constitutes the District levy for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027.

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
____________________________ __________________________ Gabriela Hernandez Rachel Hernandez
City Clerk Mayor

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CC/LRA – 06/09/2026
CC Resolution 2026-

CITY OF RIVERBANK

RESOLUTION

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK, CALIFORNIA, AMENDING AND/OR APPROVING THE ENGINEER’S REPORT FOR THE LANDSCAPING AND LIGHTING DISTRICT NO. 01, RIVER COVE SUBDIVISION; AND THE LEVY AND COLLECTION OF ANNUAL ASSESSMENTS RELATED THERETO FOR FISCAL YEAR 2026/2027
The City Council of the City of Riverbank, California (hereafter referred to as the “City Council”) does resolve as follows:

WHEREAS, the City Council, pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”), did by previous Resolution order the Engineer, Willdan Financial Services, to prepare and file a Report in connection with the “Landscaping and Lighting District No. 01” (hereafter referred to as the “District”) for the River Cove Subdivision, and the proposed levy and collection of annual assessments against parcels of land for the fiscal year commencing July 1, 2026 and ending June 30, 2027; and
WHEREAS, the Engineer has prepared and filed with the City Clerk of the City of Riverbank, California and the City Clerk has presented to the City Council such report entitled “Engineer’s Annual Levy Report for Landscaping and Lighting District No. 01, Fiscal Year 2026/2027” as required by the Act; and
WHEREAS, the City Council pursuant to the provisions of Chapter 2, Article 1, Section 22586 of said Act may approve the report, as filed, or may modify the report in any particular and approve it as modified; and
WHEREAS, the City Council has carefully examined and reviewed the Report as presented, considered all oral and written comments presented with respect to the District and Report at a noticed Public Hearing and has discussed any necessary or desired modifications to the Report.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY COUNCIL FOR THE LANDSCAPE AND LIGHTING DISTRICT NO. 1 RIVER COVE SUBDIVISION AS FOLLOWS:

Section 1 The Report as presented or as modified, contains the following:
a. A Description of Improvements.
b. A Diagram of the District.

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Section 4 The Report is hereby approved as submitted or modified and ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection.

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
___________________________ __________________________
Gabriela Hernandez Rachel Hernandez
City Clerk Mayor
Attachment: Engineer’s Report – River Cove L&L for FY2026-27

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City of Riverbank

River Cove Landscaping and
Lighting District

2026/2027 ENGINEER’S ANNUAL LEVY REPORT

Intent Meeting: May 26, 2026
Public Hearing: June 9, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com

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TABLE OF CONTENTS
PART I – OVERVIEW 1
A. INTRODUCTION 1
B. APPLICABLE LEGISLATION 2
PART II — PLANS AND SPECIFICATIONS 4
A. CHANGES OR MODIFICATIONS TO THE DISTRICT 4
B. IMPROVEMENTS AUTHORIZED UNDER THE 1972 ACT 5
C. DESCRIPTION OF IMPROVEMENTS AND IMPROVEMENTS 6
PART III — METHOD OF APPORTIONMENT 8
A. GENERAL 8
B. BENEFIT ANALYSIS 8
C. ASSESSMENT METHODOLOGY 10
PART IV — 2026/2027 DISTRICT BUDGET 11
PART V — DISTRICT DIAGRAMS 12
PART VI — 2026/2027 ASSESSMENT ROLL 20

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 1 of 26 PART I – OVERVIEW
A. INTRODUCTION
The City of Riverbank (“City”) annually levies and collects special assessments in order to maintain the improvements within the River Cove Landscaping and Lighting District (“District”). The District was formed in 1993 and is annually levied pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). The District included all parcels within the residential development known as the River Cove subdivision and was previously referred to as the Riverbank Landscaping and Lighting District No. 1. The overall District improvements to be maintained at build out and a maximum assessment for those improvements were approved by the property owners of record when the District was formed.

Pursuant to Chapter 3, beginning with Section 22620 of the 1972 Act the City Council shall conduct a noticed annual public hearing to consider all public comments and written protests regarding the District. Following the annual public hearing and review of the Report, the City Council may order amendments to the Report or confirm the Report as submitted. Following final approval of the Report and confirmation of the assessments contained therein, the City Council will, by resolution, order the improvements to be made and confirm the levy and collection of assessments pursuant to Chapter 4, Article 1, and beginning with Section 22640 of the 1972 Act. The assessment rate and method of apportionment described in this Report, as approved or modified by the City Council, defines the assessments to be applied to each parcel within the District for Fiscal Year 2026/2027.

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 2 of 26 identified and resubmitted to the County. 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 contained in this Report as approved by the City Council.

Compliance with the California Constitution
All assessments described in this Report and approved by the City Council are prepared in accordance with the 1972 Act and are in compliance with the provisions of the California Constitution Article XIII D (“Article XIII D”), which was enacted with the passage of Proposition 218 in November 1996.

Pursuant to the Article XIII D Section 5, certain existing assessments are exempt from the substantive and procedural requirements of Article XIII D Section 4 and property owner balloting for the assessments is not required until such time that the assessments are increased. Specifically, the City determined that all improvements and the annual assessments originally established for the District were part of the conditions of property development and approved by the original property owner (developer at the time of the District formation in 1993). As such, pursuant to Article XIII D Section 5(b), all the property owners approved the existing District assessments at the time the assessments were created (originally imposed pursuant to a 100% landowner petition). Therefore, the preexisting assessment amount (the maximum assessment rate identified in this Report) is exempt from the procedural requirements of Article XIII D Section 4.

The current maximum assessment rate of $196.90 per Equivalent Dwelling Unit was originally approved by the property owners (developer) and any assessment amount less than that amount is considered an exempt assessment pursuant to Article XIII D Section 5(b). The proposed assessment for any fiscal year may be increased over the previous fiscal year provided the assessment rate does not exceed the maximum assessment rate of $196.90 adopted and levied in fiscal year 1993/1994. Pursuant to the provisions of Article XIII D, all new or increased assessments (the incremental increase) are subject to both the substantive and procedural requirements of Article XIII D Section 4, including a property owner protest proceeding (property owner assessment balloting).

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 3 of 26 Provisions of the 1972 Act (Improvements and Services)
As generally defined, the improvements and the associated assessments for any District formed pursuant to the 1972 Act may include one or any combination of the following:

1. The installation or planting of landscaping.

2. The installation or construction of statuary, fountains, and other ornamental structures and facilities.

3. The installation or construction of public lighting facilities, including, but not limited to streetlights and traffic signals.

4. The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof; including but not limited to, grading, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.

5. The installation of park or recreational improvements including, but not limited to the following:
a. Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage. b. Lights, playground equipment, play courts and public restrooms.

6. The maintenance or servicing, or both, 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:
a. Repair, removal, or replacement of all or any part of any improvements;
b. Grading, clearing, removal of debris, the installation, repair or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities;
c. Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury;
d. The removal of trimmings, rubbish, debris, and other solid waste; e. The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti;
f. Electric current or energy, gas, or other agent for the lighting or operation of any other improvements; and,
g. Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements.

7. The acquisition of land for park, recreational or open-space purposes, or the acquisition of any existing improvement otherwise authorized by the 1972 Act.

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 4 of 26

8. Incidental expenses associated with the improvements including, but not limited to:
a. The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment;
b. The costs of printing, advertising, and the publishing, posting and mailing of notices;
c. Compensation payable to the County for collection of assessments; d. Compensation of any engineer or attorney employed to render services;
e. Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements; and,
f. Costs associated with any elections held for the approval of a new or increased assessment.

PART II — PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and operation of landscaping and street lighting improvements and related services and improvements within the public rightof-ways for the benefit of parcels and properties within the development known as River Cove within the City.

The District is comprised of a residential development built in several phases and consisting of two hundred forty-one (241) single-family residential parcels. The District was formed to ensure the ongoing maintenance of specific local landscaping and lighting improvements associated with this residential development and installed as a condition of developing all properties within the various subdivisions. The annual cost and expenses of providing the improvements are equitably spread among only the benefiting parcels within the District.

A. CHANGES OR MODIFICATIONS TO THE DISTRICT
Modifications to the District structure could include but are not limited to:
 Substantial changes or expansion of the improvements provided;  Substantial changes in the service provided;
 Modifications or restructuring of the District or Zones including annexation or detachment of Zones or specific parcels;
 Revisions in the method of apportionment;
 Proposed new or increased assessments.

Some changes or modifications to the District would require the approval of the property owners within the District. No other changes or modifications to the District are proposed for Fiscal Year 2026/2027.

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 5 of 26 B. IMPROVEMENTS AUTHORIZED UNDER THE 1972 ACT
As applicable or may be applicable to this proposed District, the 1972 Act defines improvements to mean one or any combination of the following:
 The installation or planting of landscaping.
 The installation or construction of statuary, fountains, and other ornamental structures and facilities.
 The installation or construction of public lighting facilities.  The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
 The maintenance or servicing, or both, of any of the foregoing.  The acquisition of any existing improvement otherwise authorized pursuant to this section.

Incidental expenses associated with the improvements including, but not limited to:
 The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment;
 The costs of printing, advertising, and the 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;
 Any expenses incidental to the issuance of bonds or notes pursuant to Section 22662.5.
 Costs associated with any elections held for the approval of a new or increased assessment.

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 6 of 26  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.

C. DESCRIPTION OF IMPROVEMENTS AND IMPROVEMENTS
The location, boundaries and specific improvements provided within the District are described in this section. The determination and calculation of special benefit is discussed in the Method of Apportionment and the corresponding expenses, revenues and assessments are summarized in the annual budget.

The District is located generally west of Burneyville Road, south of the Stanislaus River and north of State Highway 108 at Prestwick Drive. The District includes two hundred fortyone (241) residential parcels within the subdivision known as River Cove, identified on the Stanislaus County Assessor’s Parcel Maps as:

Subdivision Parcel Map Residential
Lots
Total
Book Page Parcels
River Cove Unit No. 2 75 48 0 3
River Cove Unit No. 2 75 47 67 68
River Cove Unit No. 3 75 50 78 78
River Cove Unit No. 4 75 52 44 45
River Cove Unit No. 5 75 54 1 2
River Cove Unit No. 6 75 55 21 21
River Cove Unit No. 7 75 56 30 31
Totals 241 248
The improvements providing benefit to parcels within the District include specific street lighting facilities and landscaped areas originally installed as part of this residential development. The improvements maintained and serviced include fifty-two (52) streetlights and approximately 12.22 acres of parkway, open space, greenbelt and park landscaping and any appurtenant facilities, services or improvements directly associated with these improvements including incidental expenses.

The fifty-two (52) streetlights are located throughout the District and the improvements may include electrical costs, maintenance, repair and replacement of the poles, lights, wires or other equipment associated with the street lights.

The landscape improvements may include street trees, turf, ground cover, shrubs, irrigation and drainage systems, playground equipment, trails and paths, entry monuments, and block walls or other fencing. The landscaped areas are within the public right-of-ways and landscaped easements and are identified as:

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 7 of 26  Parcel 075-047-069: 1.43 acres of greenbelt area between River Cove Drive and the Stanislaus River; Identified as Lot C of River Cove Unit No. 2  Parcel Number Not Assigned: 0.02 acres of parkway and entryway landscaping located on the north side of Briarcliff Drive and the west side of Prestwick Drive; within River Cove Unit No. 2
 Parcel Number Not Assigned: 0.02 acres of parkway and entryway landscaping located on the north side of Briarcliff Drive and the east side of Prestwick Drive; within River Cove Unit No. 2
 Parcel Number Not Assigned: 0.05 acres of parkway and entryway landscaping located on the north side of State Highway 108 and the east side of Prestwick Drive; within River Cove Unit No. 2
 Parcel Number Not Assigned: 0.05 acres of parkway and entryway landscaping located on the north side of State Highway 108 and the west side of Prestwick Drive; within River Cove Unit No. 2
 Parcel 075-048-001: 5.53 acres of park and parkway landscaped areas located south of Briarcliff Drive and east of Dunbar Lane; Identified as Lot D of River Cove Unit No. 2  Parcel 075-048-002: 0.50 acres of parkway and open space landscaping south of River Cove Drive and west of Burneyville Road; Identified as Lot A of River Cove Unit No. 2
 Parcel 075-048-003: 0.50 acres of parkway and open space landscaping north of River Cove Drive and west of Burneyville Road; Identified as Lot B of River Cove Unit No. 2
 Parcel 075-050-079: 1.31 acres of greenbelt area between River Cove Drive and the Stanislaus River; Identified as Lot A of River Cove Unit No. 3  Parcel 075-052-045: 0.79 acres of greenbelt area between River Cove Drive and the Stanislaus River; Identified as Lot A of River Cove Unit No. 4  Parcel 075-054-002: 2.02 acres of greenbelt area between River Cove Drive and the Stanislaus River; Identified as Lot A of River Cove Unit No. 5 All improvements within the District are maintained and serviced on a regular basis. City staff will determine the frequency and specific maintenance operations required. The District assessments may fund all necessary utilities, operations, services, administration and maintenance costs associated with the improvements. The annual cost of providing the improvements within the District is spread among all benefiting parcels in proportion to the benefits received. The expenditures and assessments set forth in this Report are based upon the City’s estimate of the costs associated with the improvements including all labor, personnel, equipment, materials and administrative expenses.

The park area within the District is clearly a special benefit to the properties and property owners within the District. Because of the Park’s size and location it provides no benefit to parcels outside the District or to the public at large and therefore the entire cost of

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 8 of 26 maintaining this park could be assessed to parcels within the District. However, the City currently funds the maintenance of all parks within the City of Riverbank from the General Fund. Therefore, the District budget includes a General Fund Contribution to offset the costs associated with maintaining the Park area.

PART III — METHOD OF APPORTIONMENT
A. GENERAL
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements, which include the construction, maintenance, and servicing of public lights, landscaping, parks, open space areas and appurtenant facilities. The 1972 Act 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.” The formula used for calculating all assessments for this District reflects the composition of the parcels, and the improvements and services provided, to fairly apportion the costs based on benefit to each parcel.

In addition, pursuant to Article XIII D Section 4, a parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel and provides that only special benefits are assessable and the District must separate the general benefits from the special benefits. The general benefit portion of the improvement costs have been estimated by the City and are shown as a General Benefit Contribution in the District Budget section of this Report.

B. BENEFIT ANALYSIS
Each of the improvements and their associated costs has been carefully reviewed by the City and the corresponding assessments have been proportionately spread to each parcel based on special benefits received from the improvements. The installation of the improvements and approval of an annual assessment were part of the conditions of property development and approved by the original property owner (developer). As such, pursuant to Article XIII D Section 5b, all the property owners approved the maximum assessment amount identified in this Report at the time the assessment was created (originally imposed pursuant to a 100% landowner petition). Therefore the existing maximum assessment amount of $196.90 is not subject to the procedural requirements of Article XIII D Section 4 (property owner ballot proceedings). Although the current assessment does not require additional property owner approval (unless increased), the improvements within the District clearly provide a special benefit to the parcels assessed and therefore, the existing assessments are in compliance with the substantive requirements of Article XIII D Section 4.

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 9 of 26 Special Benefits — The method of apportionment (assessment methodology) is based on the premise that each of the assessed parcels within the District receives benefit from the improvements maintained and financed by annual assessments. Specifically, the assessments are for the maintenance of local street lighting and landscaped improvements installed as part of the original improvement. The desirability and security of properties within the District are enhanced by the presence of street lighting and well-maintained landscaping in close proximity to those properties.

The special benefits associated with the local landscaping improvements are specifically:
 Enhanced desirability of properties through association with the improvements;  Improved aesthetic appeal of properties within the Zones providing a positive representation of the area;
 Enhanced adaptation of the urban environment within the natural environment from adequate green space and landscaping;
 Environmental enhancement through improved erosion resistance, and dust and debris control;
 Increased sense of pride in ownership of property within the District resulting from well-maintained improvements associated with the properties;  Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti;
 Enhanced environmental quality of the parcels within the Zones by moderating temperatures, providing oxygenation and attenuating noise.

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 10 of 26  Increased promotion of business during nighttime hours in the case of commercial properties;
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District.

The Equivalent Dwelling Unit method of assessment apportionment uses the single-family home site as the basic unit of assessment. A single-family home site equals one Equivalent Dwelling Unit (“EDU”). Every other land use is typically converted to EDU based on an assessment formula that equates the property’s specific development status, type of development (land use), and size of the property, as compared to a single-family home site. Although the EDU method of apportionment is an appropriate method of calculating each parcel’s benefit, it should be noted that all properties within this District are identified as single-family home sites and therefore benefit equally with each parcel assigned 1.0 EDU.

Total Balance to Levy / Total EDU = Levy per EDU (also called Assessment Rate) Assessment Rate x Parcel’s EDU = Parcel’s Levy Amount
Or more simply stated, since all District parcels are 1 EDU:

Total Balance to Levy / Total Assessable Parcels in Zone = Parcel Levy Amount

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 11 of 26 PART IV — 2026/2027 DISTRICT BUDGET
River Cove Total
Landscaping and Lighting District District

DIRECT COSTS
Landscape Maintenance $31,900
Utilities 4,300
Repairs/Abatement 10,000
Street Lighting 0
Miscellaneous/Materials/Equipment 0
Direct Costs (Subtotal) $46,200

ADMINISTRATION COSTS
City Administration & Overhead $3,470
District Administration 3,403
County Administration Fee 50
Administration Costs (Subtotal) $6,923

LEVY BREAKDOWN
Total Direct and Admin. Costs $53,123
Reserve Collection/ (Transfer) (5,671)
Contribution Replenishment 0
Other Revenues/General Fund Contribution 0
CIP Collection/(Transfer) 0
Balance to Levy $47,452

DISTRICT STATISTICS
Total Parcels 248
Total Parcels Levied 241
Total Equivalent Dwelling Units (EDU) 241.00
Assessment Rate (Levy Per EDU) $196.90
Maximum Assessment Rate Approved $196.90

FUND BALANCE INFORMATION
Beginning Reserve Fund Balance (Estimated) $35,439
Reserve Fund Activity (5,671)
Ending Reserve Fund Balance (Projected) $29,768
Beginning Capital Improvement Fund $0
Collections/(Transfers) 0
Capital Improvement Expenditures 0
Ending Capital Improvement Fund $0

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 12 of 26 PART V — DISTRICT DIAGRAMS
The original assessment diagrams and tract maps for the District were previously approved and submitted to the City in the format required by the 1972 Act. These diagrams are on file in the Office of the City Clerk and by reference are made part of this Report.

The boundaries for the District are contiguous with the boundaries of the River Cove subdivision and defined as the corresponding parcels identified on the Stanislaus County Assessor’s Map. The parcel identification, lines, and dimensions of each parcel within the District are those lines and dimensions shown on the Stanislaus County Assessor’s Map for the year in which this Report was prepared and by reference are incorporated and made part of this Report.

The following pages are reproductions of the County Assessor’s Parcel Map associated with the District.

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 13 of 26

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 14 of 26 City of Riverbank
Landscape and Lighting District No. 1
River Cove Subdivision
Assessor’s Parcel Map and Improvement Diagram
Landscaped Areas Shaded

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 15 of 26 City of Riverbank
Landscape and Lighting District No. 1
River Cove Subdivision
Assessor’s Parcel Map and Improvement Diagram
 Landscaped Areas Shaded

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 16 of 26 City of Riverbank
Landscape and Lighting District No. 1
River Cove Subdivision
Assessor’s Parcel Map and Improvement Diagram
 Landscaped Areas Shaded

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 17 of 26 City of Riverbank
Landscape and Lighting District No. 1
River Cove Subdivision
Assessor’s Parcel Map and Improvement Diagram
 Landscaped Areas Shaded

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 18 of 26 City of Riverbank
Landscape and Lighting District No. 1
River Cove Subdivision
Assessor’s Parcel Map and Improvement Diagram

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 19 of 26 City of Riverbank
Landscape and Lighting District No. 1
River Cove Subdivision
Assessor’s Parcel Map and Improvement Diagram

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 20 of 26 PART VI — 2026/2027 ASSESSMENT ROLL
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Stanislaus County Assessor's map for the year in which this Report is prepared.

A listing of parcels assessed within this District, along with the assessment amounts, is included on the following pages. 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.

Non-assessable lots or parcels include areas of public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas and right-of-ways including public greenbelts and parkways; utility right-of-ways; common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has specific development restrictions.

These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.

APN EDU Charge
075-047-001-000 1.0 $196.90
075-047-002-000 1.0 196.90
075-047-003-000 1.0 196.90
075-047-004-000 1.0 196.90
075-047-005-000 1.0 196.90
075-047-006-000 1.0 196.90
075-047-007-000 1.0 196.90
075-047-008-000 1.0 196.90
075-047-009-000 1.0 196.90
075-047-010-000 1.0 196.90
075-047-011-000 1.0 196.90
075-047-012-000 1.0 196.90
075-047-013-000 1.0 196.90
075-047-014-000 1.0 196.90
075-047-015-000 1.0 196.90
075-047-016-000 1.0 196.90
075-047-017-000 1.0 196.90
075-047-018-000 1.0 196.90
075-047-019-000 1.0 196.90

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 21 of 26 APN EDU Charge
075-047-020-000 1.0 196.90
075-047-021-000 1.0 196.90
075-047-022-000 1.0 196.90
075-047-023-000 1.0 196.90
075-047-024-000 1.0 196.90
075-047-025-000 1.0 196.90
075-047-026-000 1.0 196.90
075-047-027-000 1.0 196.90
075-047-028-000 1.0 196.90
075-047-029-000 1.0 196.90
075-047-030-000 1.0 196.90
075-047-031-000 1.0 196.90
075-047-032-000 1.0 196.90
075-047-033-000 1.0 196.90
075-047-034-000 1.0 196.90
075-047-035-000 1.0 196.90
075-047-036-000 1.0 196.90
075-047-037-000 1.0 196.90
075-047-038-000 1.0 196.90
075-047-039-000 1.0 196.90
075-047-040-000 1.0 196.90
075-047-041-000 1.0 196.90
075-047-042-000 1.0 196.90
075-047-043-000 1.0 196.90
075-047-044-000 1.0 196.90
075-047-045-000 1.0 196.90
075-047-046-000 1.0 196.90
075-047-047-000 1.0 196.90
075-047-048-000 1.0 196.90
075-047-049-000 1.0 196.90
075-047-050-000 1.0 196.90
075-047-051-000 1.0 196.90
075-047-052-000 1.0 196.90
075-047-053-000 1.0 196.90
075-047-054-000 1.0 196.90
075-047-055-000 1.0 196.90
075-047-056-000 1.0 196.90
075-047-057-000 1.0 196.90
075-047-059-000 1.0 196.90
075-047-060-000 1.0 196.90
075-047-061-000 1.0 196.90
075-047-062-000 1.0 196.90

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 22 of 26 APN EDU Charge
075-047-063-000 1.0 196.90
075-047-064-000 1.0 196.90
075-047-065-000 1.0 196.90
075-047-066-000 1.0 196.90
075-047-067-000 1.0 196.90
075-047-068-000 1.0 196.90
075-050-001-000 1.0 196.90
075-050-002-000 1.0 196.90
075-050-003-000 1.0 196.90
075-050-004-000 1.0 196.90
075-050-005-000 1.0 196.90
075-050-006-000 1.0 196.90
075-050-007-000 1.0 196.90
075-050-008-000 1.0 196.90
075-050-009-000 1.0 196.90
075-050-010-000 1.0 196.90
075-050-011-000 1.0 196.90
075-050-012-000 1.0 196.90
075-050-013-000 1.0 196.90
075-050-014-000 1.0 196.90
075-050-015-000 1.0 196.90
075-050-016-000 1.0 196.90
075-050-017-000 1.0 196.90
075-050-018-000 1.0 196.90
075-050-019-000 1.0 196.90
075-050-020-000 1.0 196.90
075-050-021-000 1.0 196.90
075-050-022-000 1.0 196.90
075-050-023-000 1.0 196.90
075-050-024-000 1.0 196.90
075-050-025-000 1.0 196.90
075-050-026-000 1.0 196.90
075-050-027-000 1.0 196.90
075-050-028-000 1.0 196.90
075-050-029-000 1.0 196.90
075-050-030-000 1.0 196.90
075-050-031-000 1.0 196.90
075-050-032-000 1.0 196.90
075-050-033-000 1.0 196.90
075-050-034-000 1.0 196.90
075-050-035-000 1.0 196.90
075-050-036-000 1.0 196.90

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 23 of 26 APN EDU Charge
075-050-037-000 1.0 196.90
075-050-038-000 1.0 196.90
075-050-039-000 1.0 196.90
075-050-040-000 1.0 196.90
075-050-041-000 1.0 196.90
075-050-042-000 1.0 196.90
075-050-043-000 1.0 196.90
075-050-044-000 1.0 196.90
075-050-045-000 1.0 196.90
075-050-046-000 1.0 196.90
075-050-047-000 1.0 196.90
075-050-048-000 1.0 196.90
075-050-049-000 1.0 196.90
075-050-050-000 1.0 196.90
075-050-051-000 1.0 196.90
075-050-052-000 1.0 196.90
075-050-053-000 1.0 196.90
075-050-054-000 1.0 196.90
075-050-055-000 1.0 196.90
075-050-056-000 1.0 196.90
075-050-057-000 1.0 196.90
075-050-058-000 1.0 196.90
075-050-059-000 1.0 196.90
075-050-060-000 1.0 196.90
075-050-061-000 1.0 196.90
075-050-062-000 1.0 196.90
075-050-063-000 1.0 196.90
075-050-064-000 1.0 196.90
075-050-065-000 1.0 196.90
075-050-066-000 1.0 196.90
075-050-067-000 1.0 196.90
075-050-068-000 1.0 196.90
075-050-069-000 1.0 196.90
075-050-070-000 1.0 196.90
075-050-071-000 1.0 196.90
075-050-072-000 1.0 196.90
075-050-073-000 1.0 196.90
075-050-074-000 1.0 196.90
075-050-075-000 1.0 196.90
075-050-076-000 1.0 196.90
075-050-077-000 1.0 196.90
075-050-078-000 1.0 196.90

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 24 of 26 APN EDU Charge
075-052-001-000 1.0 196.90
075-052-002-000 1.0 196.90
075-052-003-000 1.0 196.90
075-052-004-000 1.0 196.90
075-052-005-000 1.0 196.90
075-052-006-000 1.0 196.90
075-052-007-000 1.0 196.90
075-052-008-000 1.0 196.90
075-052-009-000 1.0 196.90
075-052-010-000 1.0 196.90
075-052-011-000 1.0 196.90
075-052-012-000 1.0 196.90
075-052-013-000 1.0 196.90
075-052-014-000 1.0 196.90
075-052-015-000 1.0 196.90
075-052-016-000 1.0 196.90
075-052-017-000 1.0 196.90
075-052-018-000 1.0 196.90
075-052-019-000 1.0 196.90
075-052-020-000 1.0 196.90
075-052-021-000 1.0 196.90
075-052-022-000 1.0 196.90
075-052-023-000 1.0 196.90
075-052-024-000 1.0 196.90
075-052-025-000 1.0 196.90
075-052-026-000 1.0 196.90
075-052-027-000 1.0 196.90
075-052-028-000 1.0 196.90
075-052-029-000 1.0 196.90
075-052-030-000 1.0 196.90
075-052-031-000 1.0 196.90
075-052-032-000 1.0 196.90
075-052-033-000 1.0 196.90
075-052-034-000 1.0 196.90
075-052-035-000 1.0 196.90
075-052-036-000 1.0 196.90
075-052-037-000 1.0 196.90
075-052-038-000 1.0 196.90
075-052-039-000 1.0 196.90
075-052-040-000 1.0 196.90
075-052-041-000 1.0 196.90
075-052-042-000 1.0 196.90

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 25 of 26 APN EDU Charge
075-052-043-000 1.0 196.90
075-052-044-000 1.0 196.90
075-054-001-000 1.0 196.90
075-055-001-000 1.0 196.90
075-055-002-000 1.0 196.90
075-055-003-000 1.0 196.90
075-055-004-000 1.0 196.90
075-055-005-000 1.0 196.90
075-055-006-000 1.0 196.90
075-055-007-000 1.0 196.90
075-055-008-000 1.0 196.90
075-055-009-000 1.0 196.90
075-055-010-000 1.0 196.90
075-055-011-000 1.0 196.90
075-055-012-000 1.0 196.90
075-055-013-000 1.0 196.90
075-055-014-000 1.0 196.90
075-055-015-000 1.0 196.90
075-055-016-000 1.0 196.90
075-055-017-000 1.0 196.90
075-055-018-000 1.0 196.90
075-055-019-000 1.0 196.90
075-055-020-000 1.0 196.90
075-055-021-000 1.0 196.90
075-056-001-000 1.0 196.90
075-056-002-000 1.0 196.90
075-056-003-000 1.0 196.90
075-056-004-000 1.0 196.90
075-056-005-000 1.0 196.90
075-056-006-000 1.0 196.90
075-056-007-000 1.0 196.90
075-056-008-000 1.0 196.90
075-056-009-000 1.0 196.90
075-056-010-000 1.0 196.90
075-056-011-000 1.0 196.90
075-056-012-000 1.0 196.90
075-056-013-000 1.0 196.90
075-056-014-000 1.0 196.90
075-056-015-000 1.0 196.90
075-056-016-000 1.0 196.90
075-056-017-000 1.0 196.90
075-056-018-000 1.0 196.90

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City of Riverbank
2026/2027 River Cove Landscaping & Lighting District Page 26 of 26 APN EDU Charge
075-056-019-000 1.0 196.90
075-056-020-000 1.0 196.90
075-056-021-000 1.0 196.90
075-056-022-000 1.0 196.90
075-056-023-000 1.0 196.90
075-056-024-000 1.0 196.90
075-056-025-000 1.0 196.90
075-056-026-000 1.0 196.90
075-056-027-000 1.0 196.90
075-056-028-000 1.0 196.90
075-056-029-000 1.0 196.90
075-056-030-000 1.0 196.90
Total 241.0 $47,452.90
*Total may differ from budget due to rounding.

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Page 1 of 2 ends

Item 10.5. - CC / LRA – 6/23/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 10.5.

SECTION : PUBLIC HEARING
Meeting Date: 6/23/2026
Subject:
1) Resolution of the City Council of the City of Riverbank, California, Amending and/or Approving the Engineer’s Report for the Sierra Vista Estates Landscaping and Lighting District; and the Levy and Collection of Annual Assessments Related Thereto for Fiscal Year 2026/2027
2) Resolution of the City Council of the City of Riverbank, California Ordering the Levy and Collection of Annual Assessments for the Sierra Vista Estates Landscaping and Lighting District for Fiscal Year 2026/2027 From: Marisela H. Garcia, City Manager
Submitted by: Kathleen Cleek, Capital Projects/Regulatory Compliance Manager

RECOMMENDATION
This item is being presented for City Council consideration following its continuance from the June 9, 2026 City Council meeting. It is recommended that the City Council adopt Resolutions amending and/or approving the Engineer’s Report and ordering the levy and collection of annual assessments for the Sierra Vista Estates Landscaping and Lighting District for Fiscal Year 2026/2027.

SUMMARY
The City of Riverbank annually levies and collects special assessments for landscape maintenance, capital improvements, and street lighting. The District was formed in Fiscal Year 2000/2001 and is levied annually pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). The District includes all parcels within the residential development known as the Sierra Vista Estates.

The Engineer’s Annual Levy Report for Fiscal Year 2026/2027 has been prepared in accordance with the provisions of Chapter 3, Section 22622 of the 1972 Act. The report details the improvements and financial information, including the district budgets and proposed annual assessments. The costs of improvements and the annual levy, including all expenditures, deficits, surpluses, revenues, and reserves, are assessed to each parcel within the District proportionate to the parcel’s special benefits. The attached resolutions represent the second of two steps in the annual levy of assessments on the district for fiscal year 2026/2027.

It is recommended that the City Council adopt Resolutions amending and/or approving the Engineer’s Report and ordering the levy and collection of annual assessments for the Sierra Vista Estates Landscaping and Lighting District for Fiscal Year 2026/2027.

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Item 10.5. - CC / LRA – 6/23/2026

STRATEGIC PLAN
This item is directly related to the City Council’s Strategic Plan goal to “Prioritize Financial Stability.”

BACKGROUND

FINANCIAL IMPACT
The annual assessment for parcels in the Sierra Vista Estates Landscape and Lighting District for Fiscal Year 2026/2027 is as follows:

FY 25/26 FY 26/27 Change in Assessment
Annual Parcel Assessments $102.00 $102.00 $0.00
Costs for the district are paid through assessments to property owners within the District; hence, there is no fiscal impact to the City.

ATTACHMENTS

1. CC Resolution 2026_Sierra Vista Estates_Collect

2. CC Resolution 2026_Sierra Vista Estates_Report

3. FY2627 Riverbank Sierra Vista LL Engineer's Report

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Page 1 of 3 ends

CC/LRA – 06/09/2026
CC Resolution 2026-

CITY OF RIVERBANK

RESOLUTION

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, ORDERING THE LEVY AND COLLECTION OF ANNUAL

ASSESSMENTS FOR THE SIERRA VISTA ESTATES LANDSCAPING AND LIGHTING DISTRICT; FOR FISCAL YEAR 2026/2027
The City Council of the City of Riverbank, California (hereafter referred to as the “City Council”) does resolve as follows:

WHEREAS, the City Council, desires to levy and collect annual assessments against parcels of land within said territory designated as “Sierra Vista Estates Landscaping and Lighting District” (hereafter referred to as the “District”) for Fiscal Year 2026/2027 to pay the costs and expenses of operating, maintaining and servicing the improvements and appurtenant facilities related thereto, pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”); and, WHEREAS, the City Council did by previous resolutions initiate proceedings and declare its intention to levy and collect the annual assessments for the District for the purpose of operating, maintaining and servicing the improvements related thereto, pursuant to the Act; and,
WHEREAS, the Engineer selected by the City Council has prepared and filed with the City Clerk, and the City Clerk has presented to the City Council an Engineer’s Report that describes the District and assessments against parcels of land within the District for the Fiscal Year commencing July 1, 2026, and ending June 30, 2027, pursuant to the provisions of the Act; and,
WHEREAS, the City Council following notice duly given, has held a full and fair Public Hearing on June 9, 2026 regarding the District, the Engineer’s Report prepared in connection therewith, and considered all oral and written statements, protests and communications made or filed by interested persons regarding these matters, pursuant to the Act.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY

THE CITY COUNCIL OF THE SIERRA VISTA ESTATES LANDSCAPING AND LIGHTING DISTRICT AS FOLLOWS:

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CC/LRA – 06/09/2026
CC Resolution 2026-
Section 2 The City Council desires to levy and collect assessments against parcels of land within the District for the fiscal year commencing July 1, 2026 and ending June 30, 2027, to pay the costs and expenses of operating, maintaining and servicing the landscaping, lighting and appurtenant facilities located within public places within the District.

Section 3 The City Council has carefully reviewed and examined the Engineer’s Report in connection with the District, and the levy and collection of assessments.

Based upon its review (and amendments, as applicable) of the Engineer’s Report, a copy of which has been presented to the City Council and which has been filed with the City Clerk, the City Council hereby finds and determines that:
a. The territory of land within the District will receive special benefits from the operation, maintenance and servicing of the landscaping, lighting and appurtenant facilities and improvements related thereto; b. The District includes all of the lands so benefited; and, c. The net amount to be assessed upon the lands within the District, in accordance with the proposed budget for the fiscal year commencing July 1, 2026 and ending June 30, 2027, is apportioned by a formula and method which fairly distributes the net amount among all eligible parcels in proportion to the special benefits to be received by each parcel from the improvements and services and is satisfied that the assessments are levied without regard to property valuation.

Section 4 The City Council finds the assessments as outlined in the Engineer’s Report are in compliance with the provisions of California Constitution Article XIIID.

Section 5 The Engineer’s Report and assessments as presented to the City Council and on file in the office of the City Clerk are hereby confirmed as filed.

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Section 9 The City Treasurer shall deposit all money representing assessments collected by the County for the District to the credit of a fund for the “Sierra Vista Estates Landscaping and Lighting District”, and such money shall be expended only for the maintenance, operation and servicing of the landscaping and lighting improvements and appurtenant facilities as described in Section 6.

Section 10 The adoption of this Resolution constitutes the District levy for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027.

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
___________________________ __________________________
Gabriela Hernandez Rachel Hernandez
City Clerk Mayor

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CC/LRA – 06/09/2026
CC Resolution 2026-

CITY OF RIVERBANK

RESOLUTION

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK, CALIFORNIA, AMENDING AND/OR APPROVING THE ENGINEER’S REPORT FOR THE SIERRA VISTA ESTATES LANDSCAPING AND LIGHTING DISTRICT; AND

THE LEVY AND COLLECTION OF ANNUAL ASSESSMENTS RELATED THERETO FOR FISCAL YEAR 2026/2027
The City Council of the City of Riverbank, California (hereafter referred to as the “City Council”) does resolve as follows:

WHEREAS, the City Council, pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”), did by previous Resolution order the Engineer, Willdan Financial Services, to prepare and file a Report in connection with the “Sierra Vista Estates Landscaping and Lighting District” (hereafter referred to as the “District”) and the proposed levy and collection of annual assessments against parcels of land for the fiscal year commencing July 1, 2026 and ending June 30, 2027; and, WHEREAS, the Engineer has prepared and filed with the City Clerk of the City of Riverbank, California and the City Clerk has presented to the City Council such report entitled “Engineer’s Annual Levy Report for Sierra Vista Estates Landscaping and Lighting District, Fiscal Year 2026/2027” as required by the Act; and, WHEREAS, the City Council pursuant to the provisions of Chapter 2, Article 1, Section 22586 of said Act may approve the report, as filed, or may modify the report in any particular and approve it as modified; and,
WHEREAS, the City Council has carefully examined and reviewed the Report as presented, considered all oral and written comments presented with respect to the District and Report at a noticed Public Hearing and has discussed any necessary or desired modifications to the Report.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY

THE CITY COUNCIL FOR THE SIERRA VISTA ESTATES LANDSCAPING AND LIGHTING DISTRICT AS FOLLOWS:

Section 1 The Report as presented or as modified, contains the following:
a. A Description of Improvements.
b. A Diagram of the District.

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Section 4 The Report is hereby approved as submitted or modified and ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection.

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
___________________________ __________________________
Gabriela Hernandez Rachel Hernandez
City Clerk Mayor
Attachment: Engineer’s Report – Sierra Vista Estates L&L for FY2026-27

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City of Riverbank

Sierra Vista Estates
Landscaping and Lighting District
(No. 2000-01)

2026/2027 ENGINEER’S ANNUAL LEVY REPORT

Intent Meeting: May 26, 2026
Public Hearing: June 9, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com

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TABLE OF CONTENTS
PART I – OVERVIEW 1
A. INTRODUCTION 1
B. APPLICABLE LEGISLATION 2
PART II – PLANS AND SPECIFICATIONS 4
A. CHANGES OR MODIFICATIONS TO THE DISTRICT 4
B. DESCRIPTION OF THE DISTRICT 4
C. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT 4
D. DESCRIPTION OF IMPROVEMENTS 6
PART III – METHOD OF APPORTIONMENT 6
A. GENERAL 6
B. BENEFIT ANALYSIS 7
C. ASSESSMENT METHODOLOGY 8
D. ASSESSMENT RANGE FORMULA 9
PART IV – DISTRICT BUDGET FY 2026/2027 11
PART V — DISTRICT BOUNDARY MAPS 12
PART VI — 2026/2027 ASSESSMENT ROLL 14

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 1 of 15 PART I – OVERVIEW
A. INTRODUCTION
The City of Riverbank (“City”) annually levies and collects special assessments in order to maintain the improvements within the Sierra Vista Estates Landscaping and Lighting District (“District”). The District was formed in Fiscal Year 2000/2001 and is annually levied pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (the “1972 Act”) and in compliance with the substantive and procedural requirements of the California Constitution Article XIII D (“Article XIII D”). The District includes all parcels within the residential development known as Sierra Vista Estates and was previously referred to as the Riverbank Landscaping and Lighting District No. 2000-01.

For the purposes of this Report, the word “parcel” refers to an individual property assigned its own Assessment Number by the County of Stanislaus Assessor’s Office. The County of Stanislaus Auditor/Controller uses Assessment Numbers and specific Fund Numbers to identify properties assessed on the tax roll for special district benefit assessments.

Pursuant to Chapter 3, beginning with Section 22620 of the 1972 Act, the City Council shall conduct a noticed annual public hearing to consider all public comments and written protests regarding the District. Following the annual public hearing and review of the Engineer’s Annual Levy Report, the City Council may order amendments to the Report or confirm the Report as submitted. Following final approval of the Report and confirmation of the assessments contained therein, the City Council will, by resolution, order the improvements to be made and confirm the levy and collection of assessments pursuant to Chapter 4, Article 1, and beginning with Section 22640 of the 1972 Act. The assessment rate and method of apportionment described in this Report, as approved following approval of or modification by the City Council, defines the assessments to be applied to each parcel within the District for Fiscal Year 2026/2027.

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 2 of 15 for the current fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County. 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 contained in this Report as approved by the City Council.

B. APPLICABLE LEGISLATION
The District has been formed and is annually levied pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code, beginning with Section 22500. The assessments and methods of apportionment described in this Report utilize commonly accepted assessment engineering practices and have been calculated and proportionately spread to each parcel based on the special benefits received.

Compliance with the Current Legislation
All assessments described in this Report and approved by the City Council are prepared in accordance with the 1972 Act and are in compliance with the provisions of the Article XIII D, which was established through the passage of Proposition 218 in November 1996.

This District was formed after the passage of Proposition 218 and the assessments contained herein were established and approved pursuant to the provisions of the Article XIII D Section 4. Specifically, parcels within the District are assessed for only the reasonable cost of the proportional special benefit conferred on those parcels pursuant to Article XIII D Section 4 (a); and the assessments and assessment range formula described in this Report were approved by the property owners at the time of formation through a property owner protest ballot proceeding pursuant to Article XIII D Section 4 (c, d & e).

Briefly, the assessment range formula states that the maximum assessment initially approved by the property owners may be increased each year by 3.0% to establish an adjusted maximum assessment each year. This adjusted maximum assessment is calculated independently from the actual assessment approved each fiscal year. The proposed assessment for the current fiscal year may be less than or equal to the maximum assessment rate previously approved and adopted for the District. Any proposed assessment that exceeds the adjusted maximum assessment rate is considered an increased assessment. Pursuant to the provisions of Article XIII D, all new or increased assessments (the incremental increase) are subject to both the substantive and procedural requirements of Article XIII D Section 4, including a property owner protest proceeding (property owner assessment balloting).

Provisions of the 1972 Act (Improvements and Services)
As generally defined, the improvements and the associated assessments for any District formed pursuant to the 1972 Act may include one or any combination of the following:

1. The installation or planting of landscaping;

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 3 of 15

2. The installation or construction of statuary, fountains, and other ornamental structures and facilities;

3. 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;

4. The maintenance and/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:
a. Repair, removal, or replacement of all or any part of any improvements; b. Grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities;
c. Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury;
d. The removal of trimmings, rubbish, debris, and other solid waste; e. The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti;
f. Electric current or energy, gas, or other agent for the lighting or operation of any other improvements; and,
g. Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements.

5. Incidental expenses associated with the improvements including, but not limited to:
a. The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment;
b. The costs of printing, advertising, and the publishing, posting and mailing of notices;
c. Compensation payable to the County for collection of assessments; d. Compensation of any engineer or attorney employed to render services; e. Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements; and,
f. Costs associated with any elections held for the approval of a new or increased assessment.

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 4 of 15 PART II – PLANS AND SPECIFICATIONS
The District provides for the continued maintenance and operation of local landscaping, street lighting and related services and improvements within the public right-of-ways for the benefit of parcels and properties within the development known as Sierra Vista Estates within the City.

The District is comprised of a single residential development consisting of sixty-four (64) single-family residential parcels. The District was formed to ensure the ongoing maintenance of local landscaping and lighting improvements associated with this residential subdivision and installed as part of the development of properties within the subdivision. The annual cost and expenses of providing the improvements are equitably spread among only the benefiting parcels within the District.

Some changes or modifications to the District would require the approval of the property owners within the District in accordance with the provisions of Article XIII D, Section 4.

No other changes or modifications to the District are proposed for Fiscal Year 2026/2027.

B. DESCRIPTION OF THE DISTRICT
The District is located generally on the south of Reich Lane, east of Terminal Avenue, north of Van Dusen Avenue and west of Claus Road. The District includes sixty-four (64) residential parcels within the subdivision known as Sierra Vista Estates, identified on Book 75 Page 58 parcels 02 through 20, 27 through 67 and 69 through 72 of the Stanislaus County Assessor’s Parcel Maps.

C. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT
As applicable or may be applicable to this proposed District, the 1972 Act defines improvements to mean one or any combination of the following:
 The installation or planting of landscaping.
 The installation or construction of statuary, fountains, and other ornamental structures and facilities.

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 5 of 15  The installation or construction of public lighting facilities.  The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
 The maintenance or servicing, or both, of any of the foregoing.  The acquisition of any existing improvement otherwise authorized pursuant to this section.

The 1972 Act defines "Maintain" or "maintenance" to mean furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including:
 Repair, removal, or replacement of all or any part of any improvement.  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.

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 6 of 15 D. DESCRIPTION OF IMPROVEMENTS
The improvements providing benefit to parcels within the District include specific street lighting facilities and landscaped areas originally installed as part of this residential development. The improvements may include, but are not limited to, street lighting facilities and all-landscaping material and facilities within the District, including ground cover, shrubs, trees and plants; irrigation and drainage systems; masonry walls or other fencing, entryway monument, and associated appurtenant facilities located within the District. The landscaped areas and streetlights are identified as:
 Approximately 400 linear feet of perimeter and parkway landscaping along the east side of Terminal Avenue, north of Van Dusen Avenue (approximately 2,000 square feet).
 Screening block wall approximately 400 linear feet with a height of 9 feet that was installed as part of the development associated with the landscaping.  Twelve streetlights throughout the development.

All improvements within the District are maintained and serviced on a regular basis. City staff will determine the frequency and specific maintenance operations required. The District assessments fund all necessary utilities, operations, services, administration and maintenance costs associated with the improvements. The annual cost of providing the improvements within the District is spread among all benefiting parcels in proportion to the benefits received. The expenditures and assessments set forth in this Report are based upon the City’s estimate of the costs associated with the improvements including all labor, personnel, equipment, materials and administrative expenses.

PART III – METHOD OF APPORTIONMENT
A. GENERAL
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements which include the construction, maintenance and servicing of public lights, landscaping, and appurtenant facilities. The 1972 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements.”

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 7 of 15 The formula used for calculating assessments in the District therefore reflects the composition of the parcels, and the improvements and services provided, to fairly apportion the costs based on estimated benefit to each parcel.

In addition, pursuant to the Article XIII D, Section 4, a parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel.

Article XIII D, Section 4 provides that only special benefits are assessable and the District must separate the general benefits from the special benefits.

The special benefits associated with the local landscaping improvements are specifically:
 Enhanced desirability of properties through association with the improvements;  Improved aesthetic appeal of properties within the District providing a positive representation of the area;
 Enhanced adaptation of the urban environment within the natural environment from adequate green space and landscaping;
 Environmental enhancement through improved erosion resistance and dust and debris control;
 Increased sense of pride in ownership of property within the District resulting from well-maintained improvements associated with the properties;  Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti;
 Enhanced environmental quality of the parcels within the District by moderating temperatures, providing oxygenation, and attenuating noise;

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 8 of 15 The special benefits of street lighting are the convenience, safety, and security of property, improvements, and goods. Specifically:
 Enhanced deterrence of crime and the aid to police protection;  Increased nighttime safety on roads and highways;
 Improved ability of pedestrians and motorists to see;  Improved ingress and egress to property;
 Reduced vandalism and other criminal acts and damage to improvements or property;
 Improved traffic circulation and reduced nighttime accidents and personal property loss;
 Increased promotion of business during nighttime hours in the case of commercial properties;
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District.

General Benefits – The improvements to be provided and maintained by the District are a direct result of property development within the District and would otherwise not be required or necessary. Developers typically install local improvements to enhance the marketability and value of properties within the development and/or as conditions of development. In either case, the improvements are clearly installed for the benefit of the properties being developed and not for the benefit of surrounding properties outside the District boundaries. Although local development improvements (by virtue of their location) may be visible to surrounding properties, any benefit to surrounding properties is incidental and cannot be considered a direct and special benefit. Furthermore, most developments within the City typically have various landscaping and lighting improvements specifically associated with their development and these improvements are funded by properties within those developments. Therefore, it has been determined that the District improvements and the on-going operation and maintenance of those improvements provide no identifiable or measurable general benefit to properties outside the District or to the public at large.

The Equivalent Dwelling Unit method of assessment apportionment uses the single family home site as the basic unit of assessment. A single family home site equals one (1.0) Equivalent Dwelling Unit (EDU). Every other land use is typically converted to EDUs

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 9 of 15 based on an assessment formula that includes the property’s specific development status, type of development (land use), and size of the property as compared to a single family home site. Although the EDU method of apportionment is an appropriate method of calculating each parcel’s benefit, it should be noted that all properties within this District are identified as single family home sites and therefore benefit equally with each parcel assigned 1.0 EDU.

The following formulas are used to calculate the annual assessments. The Balance to Levy represents the total amount to be collected through the annual assessments. The Levy per EDU (Assessment Rate) is the result of dividing the total Balance to Levy by the Total District EDU. This Assessment Rate multiplied by each parcel’s individual EDU determines each parcel’s levy amount.

Total Balance to Levy / Total EDU = Levy per EDU (also called Assessment Rate)
Assessment Rate x Parcel’s EDU = Parcel Levy Amount
Or more simply stated, since all District parcels are 1.0 EDU:

Total Balance to Levy / Total Assessable Parcels in Zone = Parcel Levy Amount
D. ASSESSMENT RANGE FORMULA
Any new or increase in assessments require certain noticing and meeting requirements by law. Prior to the passage of Proposition 218, legislative changes in the Brown Act defined the definition of “new or increased assessment” to exclude certain conditions.

These conditions included “any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed.” This definition and conditions were later confirmed through SB 919 (Proposition 218 implementation statutes).

The assessment range formula applied to District Assessments provides for reasonable increases and inflationary adjustment to annual assessments without requiring costly noticing and mailing procedures, which could add to the District costs and assessments.

The following describes the proposed assessment range formula:

Wherein, if the proposed annual assessment (levy per unit or rate) for the current fiscal year is less than or equal to the “Maximum Assessment” (or “Adjusted Maximum Assessment”), then the proposed annual assessment is not considered an increased assessment. The Maximum Assessment is equal to the initial Assessment approved by property owners adjusted annually by the following criteria:

1. Beginning in Fiscal Year 2001/2002 and each fiscal year thereafter, the Maximum Assessment will be recalculated annually.

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 10 of 15

2. The new adjusted Maximum Assessment for the year represents the prior year’s Maximum Assessment adjusted by three percent (3.0%).

3. The Maximum Assessment is adjusted each year independently from the annual assessment. While the actual amount assessed may fluctuate each year, the maximum will continue to be increased by 3.0%, and in any given year, the assessment may be applied at the Maximum Assessment.

The Maximum Assessment is adjusted annually and is calculated independently of the District’s annual budget and proposed annual assessment. Any proposed annual assessment (rate per equivalent dwelling unit) less than or equal to this Maximum Assessment is not considered an increased assessment, even if the proposed assessment is greater than the assessment applied in the prior fiscal year. The City Council may reduce or freeze the Maximum Assessment at any time by amending the Engineer’s Annual Report. The Maximum Assessment for Fiscal Year 2026/2027 is $212.30.

Although the Maximum Assessment will normally increase each year, the actual District assessments may remain virtually unchanged. The Maximum Assessment adjustment is designed to establish a reasonable limit on District assessments. The Maximum Assessment calculated each year does not require or facilitate an increase to the annual assessment and neither does it restrict assessments to the adjustment maximum amount.

If the budget and assessments for the fiscal year does not require an increase, or the increase is less than the adjusted Maximum Assessment, then the required budget and assessment may be applied without additional property owner balloting. If the budget and assessments calculated requires an increase greater than the adjusted Maximum Assessment then the assessment is considered an increased assessment. To impose an increased assessment, the City Council must comply with the provisions of Article XIII D Section 4(c) of the California Constitution, which requires a public hearing and certain protest procedures including mailed notice of the public hearing and property owner protest balloting. Through the balloting process property owners must approve the proposed assessment increase. If the proposed assessment is approved, then a new Maximum Assessment is established for the District. If the proposed assessment is not approved, the City Council may not levy an assessment greater than the adjusted Maximum Assessment previously established for the District.

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 11 of 15 PART IV – DISTRICT BUDGET FY 2026/2027
Sierra Vista Estates Total
Landscape and Lighting District District

DIRECT COSTS
Landscape Maintenance $2,280
Utilities 0
Repairs/Abatement 500
Street Lighting 0
Miscellaneous/Materials/Equipment 0
Facility Maintenance Materials 0
Capital Expenditure 0
Direct Costs (Subtotal) $2,780

ADMINISTRATION COSTS
City Administration & Overhead $1,000
District Administration 2,698
County Administration Fee 13
Administration Costs (Subtotal) $3,711

LEVY BREAKDOWN
Total Direct and Admin. Costs $6,491
Reserve Collection/ (Transfer) 37
Contribution Replenishment 0
Other Revenues/General Fund Contribution 0
CIP Collection/(Transfer) 0
Balance to Levy $6,528

DISTRICT STATISTICS
Total Parcels 64
Total Parcels Levied 64
Total Equivalent Dwelling Units (EDU) 64.00
Assessment Rate (Levy Per EDU) $102.00
Maximum Assessment Rate Approved $212.30

FUND BALANCE INFORMATION
Beginning Reserve Fund Balance (Estimated) $18,701
Reserve Fund Activity 37
Ending Reserve Fund Balance (Projected) $18,738
Beginning Capital Improvement Fund $0
Collections/(Transfers) 0
Capital Improvement Expenditures 0
Ending Capital Improvement Fund $0

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 12 of 15 PART V — DISTRICT BOUNDARY MAPS
The original assessment diagrams and tract maps for the District were previously approved and submitted to the City in the format required by the 1972 Act. These diagrams are on file in the Office of the City Clerk and by reference are made part of this Report.

The boundaries for the District are contiguous with the boundaries of the Sierra Vista Estates subdivision and defined as the corresponding parcels identified on the Stanislaus County Assessor’s Map. The parcel identification, lines, and dimensions of each parcel within the District are those lines and dimensions shown on the Stanislaus County Assessor’s Map for the year in which this Report was prepared and by reference are incorporated and made part of this Report.

The following page is a reproduction of the original Assessment Diagram for the District.

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 13 of 15

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 14 of 15 PART VI — 2026/2027 ASSESSMENT ROLL
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Stanislaus County Assessor's map for the year in which this Report is prepared.

A listing of parcels assessed within this District, along with the assessment amounts, is below. 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.

Non-assessable lots or parcels include areas of public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas and right-of-ways including public greenbelts and parkways; utility right-of-ways; common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has specific development restrictions.

These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.

APN EDU Charge
075-058-002-000 1.0 $102.00
075-058-003-000 1.0 102.00
075-058-004-000 1.0 102.00
075-058-005-000 1.0 102.00
075-058-006-000 1.0 102.00
075-058-007-000 1.0 102.00
075-058-008-000 1.0 102.00
075-058-009-000 1.0 102.00
075-058-010-000 1.0 102.00
075-058-011-000 1.0 102.00
075-058-012-000 1.0 102.00
075-058-013-000 1.0 102.00
075-058-014-000 1.0 102.00
075-058-015-000 1.0 102.00
075-058-016-000 1.0 102.00
075-058-017-000 1.0 102.00
075-058-018-000 1.0 102.00
075-058-019-000 1.0 102.00
075-058-020-000 1.0 102.00
075-058-027-000 1.0 102.00
075-058-028-000 1.0 102.00

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City of Riverbank
2026/2027 Sierra Vista Estates Landscaping & Lighting District Page 15 of 15 APN EDU Charge
075-058-029-000 1.0 102.00
075-058-030-000 1.0 102.00
075-058-031-000 1.0 102.00
075-058-032-000 1.0 102.00
075-058-033-000 1.0 102.00
075-058-034-000 1.0 102.00
075-058-035-000 1.0 102.00
075-058-036-000 1.0 102.00
075-058-037-000 1.0 102.00
075-058-038-000 1.0 102.00
075-058-039-000 1.0 102.00
075-058-040-000 1.0 102.00
075-058-041-000 1.0 102.00
075-058-042-000 1.0 102.00
075-058-043-000 1.0 102.00
075-058-044-000 1.0 102.00
075-058-045-000 1.0 102.00
075-058-046-000 1.0 102.00
075-058-047-000 1.0 102.00
075-058-048-000 1.0 102.00
075-058-049-000 1.0 102.00
075-058-050-000 1.0 102.00
075-058-051-000 1.0 102.00
075-058-052-000 1.0 102.00
075-058-053-000 1.0 102.00
075-058-054-000 1.0 102.00
075-058-055-000 1.0 102.00
075-058-056-000 1.0 102.00
075-058-057-000 1.0 102.00
075-058-058-000 1.0 102.00
075-058-059-000 1.0 102.00
075-058-060-000 1.0 102.00
075-058-061-000 1.0 102.00
075-058-062-000 1.0 102.00
075-058-063-000 1.0 102.00
075-058-064-000 1.0 102.00
075-058-065-000 1.0 102.00
075-058-066-000 1.0 102.00
075-058-067-000 1.0 102.00
075-058-069-000 1.0 102.00
075-058-070-000 1.0 102.00
075-058-071-000 1.0 102.00
075-058-072-000 1.0 102.00
Total 64 $6,528.00
*Total may differ from budget due to rounding

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Item 10.6. - CC / LRA – 6/23/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 10.6.

SECTION : PUBLIC HEARING
Meeting Date: 6/23/2026
Subject:

Resolution of the City Council of the City of Riverbank, County of Stanislaus, State of California, Ordering the Levy and Collection of Assessments Within the Riverbank Storm Drain Maintenance District No. 2006-01 (Heartlands) for Fiscal Year 2026/2027
From: Marisela H. Garcia, City Manager
Submitted by: Kathleen Cleek, Capital Projects/Regulatory Compliance Manager

RECOMMENDATION
This item is being presented for City Council consideration following its continuance from the June 9, 2026 City Council meeting. It is recommended that the City Council adopt Resolution ordering the levy and collection of annual assessments for the Riverbank Storm Drain District No. 2006-01 (Heartlands) for Fiscal Year 2026/2027.

SUMMARY
Pursuant to the provisions of the Benefit Assessment Act of 1982, Chapter 6.4, Division 2, Title 5 of the Government Code of the State of California commencing with Section 54703, a special benefit assessment district was formed and designated as the Riverbank Storm Drain District No. 2006-01 (Heartlands). The assessments from this District provide for the maintenance and operation of storm drain facilities and improvements. The special benefit District includes the Heartlands and the Cottages Subdivisions as well as the Crossroads commercial development.

The attached resolution represents the second of two steps in the annual levy of assessments on the district for fiscal year 2026/2027.

It is recommended that the City Council adopt a Resolution ordering the levy and collection of annual assessments for the Riverbank Storm Drain District No. 2006-01 (Heartlands) for Fiscal Year 2026/2027.

STRATEGIC PLAN
This item is directly related to the City Council’s Strategic Plan goal to “Prioritize Financial Stability.”

BACKGROUND

FINANCIAL IMPACT

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Item 10.6. - CC / LRA – 6/23/2026
The annual assessment for residential parcels in the Riverbank Storm Drain District No. 2006-01 (Heartlands) for Fiscal Year 2026/2027 is as follows:

FY 25/26 FY 26/27 Change in Assessment
Residential Parcel Assessments $67.38 $70.76 $ 3.38
Costs for the district are paid through assessments by property owners within the District; hence, there is no fiscal impact to the City.

ATTACHMENTS

1. CC Resolution 2026_Heartlands_Report

2. FY2627 Riverbank Heartlands Engineer's Report

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CC/LRA – 06/09/2026
CC Resolution 2026-

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, ORDERING THE LEVY AND COLLECTION OF ASSESSMENTS WITHIN THE RIVERBANK STORM DRAIN MAINTENANCE DISTRICT NO. 2006-01 (HEARTLANDS) FOR FISCAL YEAR 2026/2027
The City Council of the City of Riverbank, California (hereinafter referred to as the “City”) does resolve as follows:

WHEREAS, the City Council has by previous Resolutions initiated proceedings and declared its intention to levy assessments for the Riverbank Storm Drain Maintenance District No. 2006-01 (Heartlands) (hereafter referred to as the “District”) for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027 pursuant to the provisions of the Benefit Assessment Act of 1982, Chapter 6.4 of Part 1 of Division 2, Article 4 of the Government Code of California, beginning with Section 54703 (hereafter referred to as the "Act") to pay the costs and expenses of operating, maintaining, and servicing improvements and facilities located within public places within the boundaries of the District; and,
WHEREAS, the Engineer selected by the Council has prepared and filed with the City Clerk, and the City Clerk has presented to the Council, the Engineer’s Annual Levy Report (hereafter referred to as the “Report”) for the District that describes the District and the proposed levy and collection of assessments upon eligible parcels of land within the District, and the Council did by previous Resolution approve such Report; and, WHEREAS, the City Council desires to levy and collect assessments against parcels of land within the District for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027 to pay the costs and expenses of operating, maintaining, and servicing improvements and facilities located within the boundaries of the District; and, WHEREAS, this City and its legal counsel have reviewed the provisions of Section XIIID of the California State Constitution and found that the proposed assessments comply with these provisions.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY

THE CITY COUNCIL FOR THE RIVERBANK STORM DRAIN MAINTENANCE DISTRICT NO. 2006-01 (HEARTLANDS) AS FOLLOWS:

Section 1 Following notice duly given, the City Council has held a full and fair Public Hearing regarding the District, the levy and collection of assessments, the Report prepared in connection therewith, and considered all oral and written

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CC/LRA – 06/09/2026
CC Resolution 2026-
statements, protests, and communications made or filed by interested persons regarding these matters.

Section 2 Based upon its review (and amendments, as applicable) of the Report, the City Council hereby finds and determines that:
i) The land within the District will receive special benefit by the operation, maintenance, and servicing of improvements and facilities located in public places within the boundaries of the District; and,
ii) The District includes all of the lands so benefited; and, iii) The net amount to be assessed upon the lands within the District in accordance with the fee for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027 is apportioned by a formula and method which fairly distributes the net amount among all eligible parcels in proportion to the estimated benefits to be received by each parcel from the improvements and services.

Section 3 The Report and assessments as presented to the City Council and on file in the Office of the City Clerk are hereby confirmed as filed.

Section 4 The maintenance, operation, and servicing of the improvements and appurtenant facilities shall be performed pursuant to the Act. The City Council hereby orders the proposed improvements to be made, which improvements are briefly described as follows: the maintenance and operation of the following described improvements of a local nature on public lands within said District including street sweeping, storm drain lines, including necessary cleaning, repairs, replacement, electric current, supervision, debris removal, engineering and supervision and any and all other items of work necessary and incidental for the proper maintenance and operation thereof. The Report describes all new improvements or substantial changes in existing improvements.

Section 5 The County Auditor of Stanislaus shall enter on the County Assessment Roll opposite each parcel of land the amount of levy, and such levies shall be collected at the same time and in the same manner as the County taxes are collected. After collection by the County, the net amount of the levy shall be paid to the City Treasurer.

Section 6 The City Treasurer shall deposit all money representing assessments collected by the County for the District to the credit of a fund for the “Riverbank Storm Drain Maintenance District No. 2006-01 (Heartlands)”, and such money shall be expended only for the maintenance, operation and servicing of the landscaping and lighting improvements and appurtenant facilities as described in Section 4.

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CC/LRA – 06/09/2026
CC Resolution 2026-
Section 7 The adoption of this Resolution constitutes the District levy for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027.

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
___________________________ __________________________
Gabriela Hernandez Rachel Hernandez
City Clerk Mayor
Attachment: Engineer’s Report – Storm Drain Maintenance District No. 2006-01 (Heartlands) L&L for FY2026-27

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City of Riverbank
2013/2014 Riverbank Storm Drain District No. 2006-01 Heartlands Page 1 of 19

City of Riverbank

Riverbank Storm Drain District
No. 2006-01
(Heartlands)

2026/2026 ENGINEER’S ANNUAL LEVY REPORT

Intent Meeting: May 26, 2026
Public Hearing: June 9, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com

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TABLE OF CONTENTS
INTRODUCTION 1
PART I - PLANS AND SPECIFICATIONS 3
A. DESCRIPTION OF THE DISTRICT 3
B. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT 3
C. DESCRIPTION OF IMPROVEMENTS AND SERVICES 5
PART II - METHOD OF APPORTIONMENT 6
A. BENEFIT ANALYSIS 6
B. ASSESSMENT METHODOLOGY 8
C. ASSESSMENT RANGE FORMULA 10
PART III – 2026/2027 DISTRICT BUDGET 12
PART IV - DISTRICT DIAGRAMS 13
PART V – 2026/2027 ASSESSMENT ROLL 15

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 1 of 19

INTRODUCTION
Pursuant to the provisions of the Benefit Assessment Act of 1982, being Chapter 6.4, Division 2, Title 5 of the Government Code of the State of California commencing with Section 54703 (hereafter referred to as the “1982 Benefit Act”), and in compliance with the substantive and procedural requirements of the California State Constitution, Article XIII D (hereafter referred to as the “California Constitution”), the City Council of the City of Riverbank, County of Stanislaus, State of California (hereafter referred to as “City”), in connection with the proceedings required for the assessment of the special benefit assessment district designated as:

Riverbank Storm Drain District No. 2006-01
(Heartlands)
(hereafter referred to as “District”), to provide for the maintenance and operation of storm drain facilities and improvements associated with the development of properties therein.

Said District shall include all lots and parcels of land within the City of Riverbank that receive direct and special benefits from the improvements including the residential subdivisions known as the Heartlands and the Cottages as well as the commercial development located on the north side of Claribel Road between Oakdale Road and the MID Lateral No. 6 (hereafter referred to as the “Crossroads Commercial Center”). This Engineer’s Report (hereafter referred to as “Report”) describes the District, the improvements therein, any annexations or other modifications to the District, including any substantial changes to the improvements, the method of apportionment, the boundaries of the District, and financial information including the district budgets and proposed annual assessments for Fiscal Year 2026/2027. This Report describes the District, the improvements, and the assessments to be levied on the County tax rolls to fund the costs and expenses to service and maintain storm drain improvements associated with and resulting from the development of properties within the District and for which the properties receive special benefits. This District will provide an ongoing funding source (annual assessments) for the continued operation and maintenance of storm drain improvements installed in connection with the development of properties within the District and is made pursuant to the 1982 Benefit Act and the substantive and procedural provisions of the California Constitution.

The improvements and assessments described in this Report are based on the existing and planned development of properties and storm drain infrastructure within the District and represent an estimate of the direct expenditures, incidental expenses, and fund balances that will be necessary to maintain and service the improvements. The formation of the District, the structure of the District (organization), the improvements, the method of apportionment, and assessments described herein are based on current development plans and specifications for the Heartlands, the Cottages, and the Crossroads Commercial Center developments; and by reference these plans and specifications are made part of this Report.

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 2 of 19 The word “parcel,” for the purposes of this Report, refers to an individual property assigned its own Assessor’s Parcel Number (APN) by the Stanislaus County Assessor’s Office. The Stanislaus County Auditor/Controller uses Assessor’s Parcel Numbers and specific Fund Numbers to identify properties assessed on the tax roll for special district benefit assessments.

The assessments as approved will be submitted to the Stanislaus County Auditor/Controller to be included on the property tax roll for each parcel in Fiscal Year 2026/2027.

Pursuant to the 1982 Benefit Act, in no case shall the annual assessments exceed the maximum assessment rate (including the annual inflationary adjustment) established and approved by the property owners as part of the formation proceedings, without subsequent approval of the property owners of such new or increased assessment in accordance with the provisions of the California Constitution, Article XIII D. It should be noted that an increased assessment to an individual property resulting from changes in development or land use does not constitute an increased assessment.

This Report consists of five (5) parts:

Plans and Specifications: A description of the District boundaries and the improvements associated with said District. This District is a single benefit zone encompassing all properties within the territory identified as the Heartlands, the Cottages and the Crossroads Commercial Center.

Method of Apportionment: A discussion of benefits the improvements provide to properties within the District and the method of calculating each property’s proportional special benefit and annual assessment. An Assessment Range Formula described herein defines the maximum assessment that may be imposed in subsequent fiscal years without additional property owner ballot proceedings
District Budget: An estimate of the annual costs to maintain and service the storm drain improvements installed and constructed as part of the development of properties within the District. The maximum assessment and assessment range formula established for the District is based on the development plans and estimated annual cost and expenses associated with the improvements at build-out. The assessments to provide the improvements shall be based on the estimated net annual cost of operating and maintaining of the District improvements for that fiscal year. The maximum assessment (Rate per Equivalent Benefit Unit) identified in the budget of this Report establishes the initial maximum assessment for the District in Fiscal Year 2026/2027.

District Diagram: A Diagram showing the exterior boundaries of the District is provided in this Report and includes all parcels that will receive special benefits from the improvements. Parcel identification, the lines and dimensions of each lot, parcel, and subdivision of land within the District, are inclusive of all parcels as shown on the Stanislaus County Assessor's Parcel Maps as they existed at the time of the passage of the Resolution of Intention, and shall include all subsequent subdivisions, lot line adjustments or parcel changes therein. Reference is hereby made to the Stanislaus

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 3 of 19 County Assessor’s maps for a detailed description of the lines and dimensions of each lot and parcel of land within the District.

Assessment Roll: A listing of the assessment amount to be presented to the property owners of record. Said assessment amounts represent each parcel’s proportional special benefit from the improvements and services to be provided by the District based on an initial maximum assessment rate per Equivalent Benefit Unit (EBU). The maximum assessment rate has been established based on the planned development of properties within the District and the net annual cost to maintain and service the improvements as outlined in the District budget and method of apportionment described herein.

PART I - PLANS AND SPECIFICATIONS
A. DESCRIPTION OF THE DISTRICT
The territory within the District consists of all lots, parcels and subdivisions of land within the residential and commercial subdivisions known as the Heartlands, the Cottages and the Crossroads Commercial Center, which encompass an area of land totaling approximately eighty-eight acres (88.11 acres) of which approximately four acres (4.01 acres) is the drainage basin area, twenty-two acres (22.22 acres) that represents the area of residential development consisting of one hundred fifty-two (152) planned single-family residential units and approximately sixty-two acres (61.88 acres) that represents the area of commercial development. The residential area includes the subdivisions of the Heartlands and the Cottages representing 96 and 56 single-family residential homes, respectively. The District and parcels therein are generally located:

East of Oakland Road,
North of Claribel Road, and
South and West of the M.I.D Lateral No. 6.

The parcels within the District at the time of the Resolution of Intention are identified by the Stanislaus County Assessor’s Office as:

Parcel number 075-097-043 for the drainage basin area, which is located on the northwest corner of the District;
All parcels within Book 075 Pages 096, 097 and 098 for the residential subdivisions known as the Heartlands and the Cottages, which are located along the northern areas of the District; and
All parcels within Book 075 Page 093 for the commercial area referred to as the Crossroads Commercial Center that is located south of the planned residential development within the District, with the exception of parcel number 075-093-026-000 which is the Hetch Hetchy 110' R O W.

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 4 of 19  The installation or construction of statuary, fountains, and other ornamental structures and facilities.
 The installation or construction of public lighting facilities.  The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
 The maintenance or servicing, or both, of any of the foregoing.  The acquisition of any existing improvement otherwise authorized pursuant to this section.

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 5 of 19  The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.

C. DESCRIPTION OF IMPROVEMENTS AND SERVICES
The purpose of this District is to ensure the ongoing maintenance, operation and servicing of storm drain improvements established or installed in connection with development of properties within the District. The improvements may consist of all or a portion of the storm drain infrastructure and appurtenant facilities within and associated with the development of properties within the residential subdivisions known as the Heartlands and the Cottages, and the commercial development located on the north side of Claribel Road between Oakdale Road and the MID Lateral No. 6, referred to as the Crossroads Commercial Center. The District improvements generally include but are not limited to inlets, catch basins, storm-drain-pipes, outlets, pumps, filters, drainage basins, and appurtenant facilities. The special benefit assessments to be levied for this District are intended to provide a revenue source for the ongoing maintenance and servicing of these District improvements including, but not limited to the materials, equipment, labor and administrative expenses. However, the assessments are not intended to fund reconstruction or major renovations of the improvements and facilities.

Development of each of the properties within the District to their full potential required the construction and installation of the four-acre drainage basin area located in the northwest section of the District and related storm drain infrastructure within the District to address water run-off from these properties. The construction and installation of these improvements and facilities were only necessary for the development of these properties and the ongoing maintenance and servicing of these improvements provided by this District are only necessary to ensure the integrity of these improvements and facilities associated with those properties. The facilities and services to be funded through the District assessments are generally described as:

Improvements and Facilities
The Storm Drain improvements and facilities to be maintained by the District include the four-acre drainage basin site constructed in the northern portion of the District (Assessor’s Parcel Number 075-097-043) and the related facilities and infrastructure located within that site (referred to here as basin-site improvements), as well as the pipes, catch basins, inlets and related drainage facilities within the residential and commercial development areas that collect and direct water flow to this drainage basin (referred to here as propertysite improvements). The facilities and infrastructure to be funded through the District assessments generally include:

Basin-site Improvements
A 2.95 acre drainage basin facility with 4 inch concrete reinforced side slopes and a soil composition floor that will naturally become vegetated through volunteer native plants; Approximately one acre of “upland” area surrounding the 2.95 acre drainage basin that is primarily constructed of compacted aggregate base material; A 6 foot high chain link fence along the perimeter of the “upland” area surrounding the drainage basin; An 8 inch

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 6 of 19 concrete reinforced access ramp to the basin floor; Drainage infrastructure facilities within the drainage basin site that include but are not limited to: A twenty foot wide rip-rap swale made up of 4-6” angular rock with a perforated sub-drain underneath the rip-rap to remove silt and sediment from the water runoff entering the basin (required by the Modesto Irrigation District); Screened inlets and galvanized steel storm drain grates; A lift/pump station; Four (4) catch basins; Two (2) cleanouts; One (1) manhole; and Approximately 1,005 linear feet of drain pipe including: 437 linear feet of 10” PVC gravity line. 168 linear feet of 10” PVC forced main line from the pump station to the MID canal. 143 linear feet of 12” perforated PVC. 199 linear feet of 18” RCP. 58 linear feet of 54” RCP (from basin inlet to Oakdale Road RW).

Property-site Improvements
The overall storm drain system to be maintained by the District includes various pipes, catch basins, inlets and other facilities within public right-of-ways and easements that collect and direct water flow from the residential and commercial properties of the District to the drainage basin. These improvements generally include: 73 storm drain manholes; 80 catch basins; and 123,057 lineal feet of piping tributary to the basin.

A detailed description of the storm drain improvement plans associated with the various property developments within the District are on file with the City Engineer and by reference these plans and specifications are made part of this Report.

Maintenance and Services
Annual inspection and stencil maintenance of inlets & catch basins; Cleaning and maintenance of catch basins, cleanouts, manholes, inlet structure and outlet structure as needed, including permits and documentation requirements; Periodic cleaning of storm drain pipes, including permits and documentation requirements; Annual landscape maintenance and rodent control of the drainage basin area; Periodic vegetation and debris control within the drainage basin; Cleaning, debris removal and de-silting of drainage basin and/or biofilter areas as needed; Minor repair of the storm drain outlets if damaged or any other damaged facilities caused by flooding (major repairs or reconstruction are excluded); Regular operational costs to maintain and clean drainage basin pump and filters, including electrical costs (major repairs or replacement are excluded); Annual maintenance and repair of the fencing around the drainage basin.

PART II - METHOD OF APPORTIONMENT
A. BENEFIT ANALYSIS
The 1982 Act permits the establishment of assessment districts by agencies for the purpose of providing for the maintenance, operation and servicing of drainage and flood control improvements. The 1982 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The amount of the assessment imposed on any parcel of property shall be related to the benefit to the parcel which will be derived from the provision of the service”.

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 7 of 19 Furthermore:
“The annual aggregate amount of the assessment shall not exceed the estimated annual cost of providing the service, except that the legislative body may, by resolution, determine that the estimated cost of work authorized … is greater than can be conveniently raised from a single annual assessment and order that the estimated cost shall be raised by an assessment levied and collected in installments…. The revenue derived from the assessment shall not be used to pay the cost of any service other than the service for which the assessment was levied.

The method of apportionment described in this Report for allocation of special benefit assessments utilizes commonly accepted engineering practices in compliance with the provisions of the 1982 Act and the California Constitution. The formulas used for calculating assessments reflects the composition of parcels within the District and the improvements and services provided, to fairly apportion the costs based on the special benefits to each parcel.

Each of the improvements and services, and the associated costs and assessments, have been carefully reviewed, identified and allocated based on special benefit pursuant to the provisions of the 1982 Act and the California Constitution. The storm drain improvements associated with this District were necessary and essential requirements for the development of the properties within the District to their full potential, consistent with the development plans and applicable portions of the City General Plan. As such, the ongoing operation, servicing and maintenance of those improvements would otherwise be the direct financial obligation of each individual property owner. Since the parcels to be assessed within the District would not have been developed in the absence of these improvements and facilities, each parcel has a direct investment in the proper maintenance of the various improvements that is over and above any general benefits that may be conferred by such improvements and services.

The ongoing maintenance and servicing of the District improvements is an integral part of the use and preservation of the properties within the District. Such services to be funded by annual assessments confer a particular and distinct special benefit to those parcels. The proper maintenance and servicing of the storm drain system ensures proper water flow and control of excess water during periods of rain, which is essential to the preservation and protection of private property. The storm drain system contributes to a specific enhancement of the parcels within the District and the absence of adequate maintenance and servicing of these improvements could eventually have a negative impact on those properties.

Although the improvements may include storm drain facilities that connect to similar facilities outside the District boundaries, it is clear that the construction and installation of these improvements were only necessary for the development of properties within the District. As such, it has been determined that the ongoing maintenance, servicing, and operation of the District improvements provide no measurable general benefit to properties outside the District or to the public at large, but clearly provide distinct and special benefits to properties within the District. Any improvement or portion thereof

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 8 of 19 (particularly off-site storm drain facilities) that may be considered general benefit shall be funded by other revenue sources and not included as part of the special benefit assessments allocated to properties within this District. However, the costs associated with installation or improvement of any future off-site facilities that benefit the parcels within this District as well as other properties (shared benefit) may be allocated to the parcels within the District based on their proportional special benefit from such improvements.

B. ASSESSMENT METHODOLOGY
All costs associated with the improvements and services shall be fairly distributed among the parcels based upon the special benefit received by each parcel. Additionally, in compliance with the California Constitution Article XIII D, Section 4, each parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred to that parcel. The benefit formula used to determine the assessment obligation is therefore based upon both the improvements that benefit the parcels within the District as well as the actual or planned development of each property as compared to other parcels that benefit from the improvements.

While the parcels within this District include both planned residential development and commercial development, they share a common need to control water runoff associated with their property. It has therefore been determined that the overall acreage of property development (gross acreage) within the District and each parcel’s proportional share of that acreage provides a direct correlation to the special benefit each property receives from the improvements and services because it provides a fair and reasonable correlation to each parcel’s proportional water runoff and demand on the storm drain infrastructure.

Although the specific development of each property may have some impact on the amount of water runoff associated with that property due to variations in the surface area (natural or landscaped surfaces versus building footprint or asphalt area), the need for a well maintained storm drain system is essential to all property development and variations in the development of each property is considered inconsequential to the benefits associated with that storm drain system.

The following table provides a summary of the development acreage within the District that will benefit from the improvements and services to be provided through the revenues collected through the District’s annual assessments.

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 9 of 19 Land Use Acreage
Percentage
of Acreage
Planned Residential Development 22.22 26.42%
Planned Commercial Development 61.88 73.58%
Total 84.10 100.00%
Acreage by Land Use
Equivalent Benefit Units
Based on the preceding discussion, each property within the District is assigned an Equivalent Benefit Unit (“EBU”) that is reflective of the parcel’s proportional acreage, special benefit and assessment obligation.

Commercial Properties — Include all developed commercial properties and properties planned for commercial development within the area identified as the Crossroads Commercial Center within the District. Each of these parcels is assigned an EBU based on the parcel’s net acreage. Each taxable property shall be assessed on the County tax roll, their proportionate share of the net annual costs based on this assigned EBU.

Properties planned for commercial development have been assigned an aggregate 61.88 EBU. Non-taxable properties (parcels the County does not generate a tax bill for) shall be hand-billed for their proportional annual assessment if applicable, but should such assessments not be collected; the City shall make a contribution to the District to offset the lost revenue.

Residential Properties — While the overall EBU established for the District is based on the total acreage of benefiting properties, it has been determined that the benefit to each of the single-family residential properties developed in the District is identical and that the most appropriate allocation of special benefit is reflected by the total acreage associated with the residential subdivisions within the District divided by the total number of approved residential units. (22.22 acres divided by 152 approved units, equals approximately 0.15 EBU per residential unit). Therefore, each single-family residential parcel shall be assigned 0.15 EBU and residential properties that have not been fully subdivided, shall be assigned an EBU that reflects 0.15 EBU for each planned residential unit to be developed on the property.

Exempt Properties — This land use identifies properties that are not assessed and are assigned 0.00 EBU. This land use classification may include but is not limited to any lot or parcel identified as public streets and other roadways (typically not assigned an APN by the County); and the four-acre detention basin site that represents much of the District’s improvements, or any other public easement, utility right-of-way or other publicly owned properties that are part of the District improvements or may provide other benefits to private properties within the District.

These types of parcels are considered to receive no benefit from the improvements because they are also generally required as part of developing the residential and commercial properties within the District. These properties are exempted from assessment, but shall be reviewed annually by the assessment engineer to confirm the parcels’ current development status. Government owned properties or public properties

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 10 of 19 are not necessarily exempt properties and shall be subject to special benefit assessment unless it qualifies for an exempt status.

The following formulas are used to calculate each parcel’s annual assessment (proportional benefit):

The total number of Equivalent Benefit Units for the District is the sum of all individual EBUs applied to parcels that receive special benefit from the improvements.

All Residential Property EBUs + Commercial Property EBU’s = Total Parcels’ EBU An assessment amount per EBU (Assessment Rate) for the improvements is established by taking the total net annual cost budgeted for the improvements and dividing that amount by the total number of EBU’s.

Total Balance to Levy / Total EBUs = Assessment Rate per EBU This Rate is then applied back to each parcel’s individual EBU to determine the parcel’s proportionate benefit and annual assessment obligation for the improvements.

Assessment Rate per EBU x Each Parcel’s Assigned EBU = Parcel’s Levy Amount C. ASSESSMENT RANGE FORMULA
Any new or increased assessment requires certain noticing and meeting requirements by law. Prior to the passage of Proposition 218 (California Constitution, Articles XIIIC and XIII D), legislative changes in the Brown Act defined a "new or increased assessment" to exclude certain conditions. These conditions included "any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed." This definition and conditions were later confirmed through Senate Bill 919 (Proposition 218 implementing legislation).

The purpose of establishing an assessment range formula is to provide for reasonable increases and inflationary adjustment to annual assessments without requiring costly noticing and mailing procedures, which could add to the District costs and assessments.

As part of the District formation, balloting of property owners is required pursuant to the California Constitution, Article XIII D, Section 4. As part of the District formation, the notice and assessment ballots presented to the property owners for approval, included a maximum assessment amount for Fiscal Year 2006/2007 (initial maximum assessment), identification of the corresponding maximum assessment rate and a summary of the assessment range formula described herein.

The assessment range formula for this District shall be applied to all future assessments and is generally defined, if the annual assessment (levy per EBU) for the upcoming fiscal year is less than or equal to the adjusted Maximum Assessment, then the annual assessment is not considered an increased assessment. The Maximum Assessment is equal to the (Initial) Maximum Assessment established for fiscal year 2006/2007 adjusted

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 11 of 19 annually by the annual percentage change in the February Consumer Price Index (CPI) for the San Francisco-Oakland-Hayward Area for All Urban Consumers. The Maximum Assessment for Fiscal Year 2025/2026 was $903.20/EBU. The CPI for 2026 is 2.48% increasing the Maximum Assessment for Fiscal Year 2026/2027 to $925.57/EBU.

Beginning in the second fiscal year (Fiscal Year 2007/2008) and each fiscal year thereafter, the Maximum Assessment will be recalculated and a new Maximum Assessment established for that fiscal year. The Maximum Assessment shall be adjusted annually and is calculated independent of the District’s annual budget and annual assessment. Any annual assessment (rate per EBU) less than or equal to this Maximum Assessment is not considered an increased assessment, even if the assessment is much greater than the assessment applied in the prior fiscal year.

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 12 of 19 PART III – 2026/2027 DISTRICT BUDGET
The Maximum Assessment per EBU is shown within the following budget and is based on the cost of providing the District improvements. As outlined in the method of apportionment, all the improvements are considered special benefit and there are no improvement costs that have been identified as general benefit.

Total
District

DIRECT COSTS
Annual Maintenance
Inspection & Abatement: Drainage Basins $500
Landscape Maintenance: Drainage Basins (Including Utilities) 5,100 Annual Maintenance: Drainage Basin/Channelway Fencing 844 Annual Inspection & Docs: Inlets, Manholes, Outlets, Drywells, Pumps, Etc. 880 Annual Maintenance & Cleaning: Inlets, Manholes, Outlets, Drywells, Pumps, Etc. 1,500 Annual Inspection & Maintenance: Storm Drain Pipes 2,200 Annual Pump Operation (Including Electricity) 1,000
Annual Maintenance Expenses: Storm Drains $12,024
Total Annual Direct Costs: Storm Drain Improvements $12,024

ADMINISTRATION EXPENSES
City Administration & Overhead $23,000
District Administration 2,101
County Administration Fee 60
Miscellaneous Administration Expenses 0
Total Annual Administration Costs $25,161

LEVY BREAKDOWN
Total Direct & Administration Costs $37,185
Reserve Collection/ (Transfer) 2,468
City Loan — Repayment/(Advance) 0
Total Levy Adjustments $2,468
BALANCE TO LEVY $39,653

DISTRICT STATISTICS
Total Parcels 175
Parcels Levied 175
Total EBU 84.05
Levy per EBU $471.78
Maximum Levy per EBU $925.57

FUND BALANCE INFORMATION
Beginning Reserve Fund Balance $41,163
Reseve Fund Activity 2,468
Ending Reserve Fund Balance $43,631
Heartlands Storm Drain District No 06-01

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 13 of 19

PART IV - DISTRICT DIAGRAMS
The parcels within the Riverbank Storm Drain District No. 2006-01 (Heartlands) consist of all lots, parcels and subdivisions of land located in the planned residential development known as Heartlands. The District covers approximately ninety and one-half acres (90.54 acres).

The following District Diagram is based on the Stanislaus County Assessor’s Maps and the Stanislaus County Assessor’s Secured Roll and identifies all the parcels of land within the District. The combination of this map and the Assessment Roll contained in this report constitute the District Assessment Diagram.

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 14 of 19

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 15 of 19 PART V – 2026/2027 ASSESSMENT ROLL
Parcel identification for each lot or parcel within the District shall be the parcel as shown on the Stanislaus County Secured Roll for the year in which the Engineer’s Report is prepared and reflective of the Assessor’s Parcel Maps. A listing of the lots and parcels to be assessed within this District along with the assessment amounts is provided on the following pages.

Non-assessable lots or parcels may include but are not limited to public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas, right-of-ways, common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has little or no value. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.

If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County 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 described in this Report and approved by the City Council. Therefore, if a single parcel has changed to multiple parcels, the assessment amount applied to each of the new parcels shall be recalculated and applied according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment.

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 16 of 19 APN EBU Charge
075-093-024-000 0.36 $169.84
075-093-025-000 2.11 995.44
075-093-030-000 10.96 5,170.70
075-093-031-000 10.00 4,717.80
075-093-034-000 1.81 853.92
075-093-035-000 0.90 424.60
075-093-036-000 1.08 509.52
075-093-037-000 0.73 344.38
075-093-038-000 1.35 636.90
075-093-039-000 1.14 537.82
075-093-040-000 0.95 448.18
075-093-041-000 6.57 3,099.58
075-093-043-000 1.45 684.08
075-093-047-000 0.84 396.28
075-093-049-000 1.28 603.86
075-093-051-000 6.21 2,929.74
075-093-052-000 4.68 2,207.92
075-093-053-000 1.63 769.00
075-093-054-000 1.43 674.64
075-093-058-000 1.43 674.64
075-093-061-000 2.00 943.56
075-093-062-000 1.21 570.84
075-093-063-000 1.13 533.10
075-096-001-000 0.15 70.76
075-096-002-000 0.15 70.76
075-096-003-000 0.15 70.76
075-096-004-000 0.15 70.76
075-096-005-000 0.15 70.76
075-096-006-000 0.15 70.76
075-096-007-000 0.15 70.76
075-096-008-000 0.15 70.76
075-096-009-000 0.15 70.76
075-096-010-000 0.15 70.76
075-096-011-000 0.15 70.76
075-096-012-000 0.15 70.76
075-096-013-000 0.15 70.76
075-096-014-000 0.15 70.76
075-096-015-000 0.15 70.76
075-096-016-000 0.15 70.76
075-096-017-000 0.15 70.76
075-096-018-000 0.15 70.76
075-096-019-000 0.15 70.76
075-096-020-000 0.15 70.76
075-096-021-000 0.15 70.76
075-096-022-000 0.15 70.76
075-096-023-000 0.15 70.76
075-096-024-000 0.15 70.76
075-096-025-000 0.15 70.76
075-096-026-000 0.15 70.76
075-096-027-000 0.15 70.76

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 17 of 19 APN EBU Charge
075-096-028-000 0.15 70.76
075-096-029-000 0.15 70.76
075-096-030-000 0.15 70.76
075-096-031-000 0.15 70.76
075-096-032-000 0.15 70.76
075-096-033-000 0.15 70.76
075-096-034-000 0.15 70.76
075-096-035-000 0.15 70.76
075-096-036-000 0.15 70.76
075-096-037-000 0.15 70.76
075-096-038-000 0.15 70.76
075-096-039-000 0.15 70.76
075-096-040-000 0.15 70.76
075-096-041-000 0.15 70.76
075-096-042-000 0.15 70.76
075-096-043-000 0.15 70.76
075-096-044-000 0.15 70.76
075-096-045-000 0.15 70.76
075-096-046-000 0.15 70.76
075-096-047-000 0.15 70.76
075-096-048-000 0.15 70.76
075-096-049-000 0.15 70.76
075-096-050-000 0.15 70.76
075-096-051-000 0.15 70.76
075-096-052-000 0.15 70.76
075-096-053-000 0.15 70.76
075-096-054-000 0.15 70.76
075-097-001-000 0.15 70.76
075-097-002-000 0.15 70.76
075-097-003-000 0.15 70.76
075-097-004-000 0.15 70.76
075-097-005-000 0.15 70.76
075-097-006-000 0.15 70.76
075-097-007-000 0.15 70.76
075-097-008-000 0.15 70.76
075-097-009-000 0.15 70.76
075-097-010-000 0.15 70.76
075-097-011-000 0.15 70.76
075-097-012-000 0.15 70.76
075-097-013-000 0.15 70.76
075-097-014-000 0.15 70.76
075-097-015-000 0.15 70.76
075-097-016-000 0.15 70.76
075-097-017-000 0.15 70.76
075-097-018-000 0.15 70.76
075-097-019-000 0.15 70.76
075-097-020-000 0.15 70.76
075-097-021-000 0.15 70.76
075-097-022-000 0.15 70.76
075-097-023-000 0.15 70.76
075-097-024-000 0.15 70.76

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 18 of 19 APN EBU Charge
075-097-025-000 0.15 70.76
075-097-026-000 0.15 70.76
075-097-027-000 0.15 70.76
075-097-028-000 0.15 70.76
075-097-029-000 0.15 70.76
075-097-030-000 0.15 70.76
075-097-031-000 0.15 70.76
075-097-032-000 0.15 70.76
075-097-033-000 0.15 70.76
075-097-034-000 0.15 70.76
075-097-035-000 0.15 70.76
075-097-036-000 0.15 70.76
075-097-037-000 0.15 70.76
075-097-038-000 0.15 70.76
075-097-039-000 0.15 70.76
075-097-040-000 0.15 70.76
075-097-041-000 0.15 70.76
075-097-042-000 0.15 70.76
075-098-001-000 0.15 70.76
075-098-002-000 0.15 70.76
075-098-003-000 0.15 70.76
075-098-004-000 0.15 70.76
075-098-005-000 0.15 70.76
075-098-006-000 0.15 70.76
075-098-007-000 0.15 70.76
075-098-008-000 0.15 70.76
075-098-009-000 0.15 70.76
075-098-010-000 0.15 70.76
075-098-011-000 0.15 70.76
075-098-012-000 0.15 70.76
075-098-013-000 0.15 70.76
075-098-014-000 0.15 70.76
075-098-015-000 0.15 70.76
075-098-016-000 0.15 70.76
075-098-017-000 0.15 70.76
075-098-018-000 0.15 70.76
075-098-019-000 0.15 70.76
075-098-020-000 0.15 70.76
075-098-021-000 0.15 70.76
075-098-022-000 0.15 70.76
075-098-023-000 0.15 70.76
075-098-024-000 0.15 70.76
075-098-025-000 0.15 70.76
075-098-026-000 0.15 70.76
075-098-027-000 0.15 70.76
075-098-028-000 0.15 70.76
075-098-029-000 0.15 70.76
075-098-030-000 0.15 70.76
075-098-031-000 0.15 70.76
075-098-032-000 0.15 70.76

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City of Riverbank
2026/2027 Riverbank Storm Drain District No. 2006-01 Heartlands Page 19 of 19 *Total may differ from budget due to rounding.

APN EBU Charge
075-098-033-000 0.15 70.76
075-098-034-000 0.15 70.76
075-098-035-000 0.15 70.76
075-098-036-000 0.15 70.76
075-098-037-000 0.15 70.76
075-098-038-000 0.15 70.76
075-098-039-000 0.15 70.76
075-098-040-000 0.15 70.76
075-098-041-000 0.15 70.76
075-098-042-000 0.15 70.76
075-098-043-000 0.15 70.76
075-098-044-000 0.15 70.76
075-098-045-000 0.15 70.76
075-098-046-000 0.15 70.76
075-098-047-000 0.15 70.76
075-098-048-000 0.15 70.76
075-098-049-000 0.15 70.76
075-098-050-000 0.15 70.76
075-098-051-000 0.15 70.76
075-098-052-000 0.15 70.76
075-098-053-000 0.15 70.76
075-098-054-000 0.15 70.76
075-098-055-000 0.15 70.76
075-098-056-000 0.15 70.76
Total 84.05 $39,651.86

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Page 1 of 2 ends

Item 10.7. - CC / LRA – 6/23/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 10.7.

SECTION : PUBLIC HEARING
Meeting Date: 6/23/2026
Subject:

Resolution of the City Council of the City of Riverbank, County of Stanislaus, State of California, Ordering the Levy and Collection of Assessments Within the Sterling Ridge Benefit Assessment District for Fiscal Year 2026/2027 From: Marisela H. Garcia, City Manager
Submitted by: Kathleen Cleek, Capital Projects/Regulatory Compliance Manager

RECOMMENDATION
This item is being presented for City Council consideration following its continuance from the June 9, 2026 City Council meeting. It is recommended that the City Council adopt Resolutions amending and/or approving the Engineer’s Report and ordering the levy and collection of annual assessments for the Riverbank Storm Drain District No. 05-01 (Sterling Ridge) for Fiscal Year 2026/2027.

SUMMARY
Pursuant to the provisions of the Benefit Assessment Act of 1982, Chapter 6.4, Division 2, Title 5 of the Government Code of the State of California commencing with Section 54703, a special benefit assessment district was formed and designated as the Riverbank Storm Drain District No. 05-01 (Sterling Ridge). The assessments from this District provide for the maintenance and operation of storm drain facilities and improvements. The special benefit District includes Sterling Ridge, Elmwood Estates Unit 1, and Elmwood Estates Unit 2.

The attached resolution represents the second of two steps in the annual levy of assessments on the district for fiscal year 2026/2027.

The annual levy per EDU will increase from $117.60 to $123.48 to cover the increase in maintenance costs.

It is recommended that the City Council adopt a Resolution ordering the levy and collection of assessments within the Riverbank Storm Drain District No. 05-01 (Sterling Ridge) for Fiscal Year 2026/2027.

STRATEGIC PLAN
This item is directly related to the City Council’s Strategic Plan goal to “Prioritize Financial Stability.”

BACKGROUND

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Item 10.7. - CC / LRA – 6/23/2026

FINANCIAL IMPACT
The annual assessments for parcels in the Riverbank Storm Drain District No. 05-01 (Sterling Ridge) for Fiscal Year 2026/2027 is as follows:

FY 25/26 FY 26/27 Change in Assessment
Annual Parcel Assessments $117.60 $123.48 $ 5.88
Costs for the district are paid through assessments by property owners within the District; hence, there is no fiscal impact on the City.

ATTACHMENTS

1. CC Resolution 2026_BAD Sterling Ridge_Report

2. FY2627 Riverbank Sterling Ridge Engineer's Report

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CC/LRA – 06/09/2026
CC Resolution 2026-

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, ORDERING THE LEVY AND COLLECTION OF ASSESSMENTS WITHIN THE RIVERBANK STORM DRAIN DISTRICT NO. 05-01 (STERLING RIDGE BENEFIT ASSESSMENT DISTRICT) FOR FISCAL YEAR 2026/2027
The City Council of the City of Riverbank, California (hereinafter referred to as the “City”) does resolve as follows:

WHEREAS, the City Council has by previous Resolutions initiated proceedings and declared its intention to levy assessments for the Sterling Ridge Benefit Assessment District (hereafter referred to as the “District”) for the Fiscal Year commencing July 1, 2025 and ending June 30, 2026 pursuant to the provisions of the Benefit Assessment Act of 1982, Chapter 6.4 of Part 1 of Division 2, Article 4 of the Government Code of California, beginning with Section 54703 (hereafter referred to as the "Act") to pay the costs and expenses of operating, maintaining, and servicing improvements and facilities located within public places within the boundaries of the District; and WHEREAS, the Engineer selected by the Council has prepared and filed with the City Clerk, and the City Clerk has presented to the Council, the Engineer’s Annual Levy Report (hereafter referred to as the “Report”) for the District that describes the District and the proposed levy and collection of assessments upon eligible parcels of land within the District, and the Council did by previous Resolution approve such Report; and WHEREAS, the City Council desires to levy and collect assessments against parcels of land within the District for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027 to pay the costs and expenses of operating, maintaining, and servicing improvements and facilities located within the boundaries of the District; and WHEREAS, this City and its legal counsel have reviewed the provisions of Section XIIID of the California State Constitution and found that the proposed assessments comply with these provisions.

NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY

THE CITY COUNCIL OF THE CITY OF RIVERBANK FOR THE STERLING RIDGE BENEFIT ASSESSMENT DISTRICT AS FOLLOWS:

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Page 2 of 3 ends

CC/LRA – 06/09/2026
CC Resolution 2026-
Section 2 Based upon its review (and amendments, as applicable) of the Report, the City Council hereby finds and determines that:
i) the land within the District will receive special benefit by the operation, maintenance, and servicing of improvements and facilities located in public places within the boundaries of the District; and,
ii) the District includes all of the lands so benefited; and, iii) the net amount to be assessed upon the lands within the District in accordance with the fee for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027 is apportioned by a formula and method which fairly distributes the net amount among all eligible parcels in proportion to the estimated benefits to be received by each parcel from the improvements and services.

Section 3 The Report and assessments as presented to the City Council and on file in the Office of the City Clerk are hereby confirmed as filed.

Section 6 The City Treasurer shall deposit all money representing assessments collected by the County for the District to the credit of a fund for the “Sterling Ridge Benefit Assessment District”, and such money shall be expended only for the maintenance, operation and servicing of the landscaping and lighting improvements and appurtenant facilities as described in Section 7.

Section 7 The adoption of this Resolution constitutes the District levy for the Fiscal Year commencing July 1, 2026 and ending June 30, 2027.

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CC/LRA – 06/09/2026
CC Resolution 2026-
PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 9th day of June, 2026; motioned by , seconded by , and upon roll call was carried by the following City Council vote of :

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
___________________________ __________________________
Gabriela Hernandez Rachel Hernandez
City Clerk Mayor
Attachment: Engineer’s Report – Storm Drain District No. 05-01 (Sterling Ridge Benefit Assessment District) L&L for FY2026-27

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City of Riverbank

Riverbank Benefit Assessment
District No. 05-01
(Sterling Ridge)

2026/2027 ENGINEER’S ANNUAL LEVY REPORT

Intent Meeting: May 26, 2026
Public Hearing: June 9, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com

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TABLE OF CONTENTS
INTRODUCTION 1
PART I — PLANS AND SPECIFICATIONS 3
A. DESCRIPTION OF THE DISTRICT 3
B. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT 3
C. DESCRIPTION OF IMPROVEMENTS AND SERVICES 5
PART II — METHOD OF APPORTIONMENT 6
A. BENEFIT ANALYSIS 6
B. ASSESSMENT METHODOLOGY 6
C. ASSESSMENT RANGE FORMULA 10
PART III — DISTRICT BUDGET 11
PART IV — DISTRICT BOUNDARY MAPS 12
PART V — 2026/2027 ASSESSMENT ROLL 15

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 1 of 23

Riverbank Storm Drain District No. 05-01
(Sterling Ridge)
(hereafter referred to as “District”), which includes all lots and parcels of land within the residential subdivision known as Sterling Ridge, within the City limits of Riverbank. This Engineer’s Report (hereafter referred to as “Report”) has been prepared in connection with the levy and collection of annual assessments related thereto for Fiscal Year 2026/2027, as set forth pursuant to the 1982 Benefit Act.

This Report describes the District, the improvements, and the assessments to be levied on the County tax rolls to fund the costs and expenses to service and maintain storm drain improvements associated with and resulting from the development of properties within the District and for which the properties receive special benefits. The annual assessments of this District will provide an ongoing funding source (annual assessments) for the continued operation and maintenance of storm drain improvements installed in connection with the development of properties within the District and are made pursuant to the 1982 Benefit Act and the substantive and procedural provisions of the California Constitution.

The improvements and assessments described in this Report are based on the planned development of properties within the District and represent an estimate of the direct expenditures, incidental expenses, and fund balances that will be necessary to maintain and service the improvements. The structure of the District (organization), the improvements, the method of apportionment, and assessments described herein are based on current development plans and specifications for the Sterling Ridge residential development; 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 Assessor’s Parcel Number (APN) by the Stanislaus County Assessor’s Office. The Stanislaus County Auditor/Controller uses Assessor’s Parcel Numbers and specific Fund Numbers to identify properties assessed on the tax roll for special district benefit assessments.

The City Council shall conduct a noticed annual public hearing to consider all public comments and written protests regarding the District. Following the annual public hearing and review of the Engineer’s Annual Levy Report, the City Council may order amendments

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 2 of 23 to the Report or confirm the Report as submitted. Following final approval of the Report and confirmation of the assessments contained therein, the City Council will, by resolution, order the improvements to be made and confirm the levy and collection of assessments, and approve the levy and collection of assessments for Fiscal Year 2026/2027. In such case, the assessments as approved will be submitted to the Stanislaus County Auditor/Controller to be included on the property tax roll for each parcel in Fiscal Year 2026/2027.

This Report consists of five (5) parts:

District Budget: An estimate of the annual costs to maintain and service the storm drain improvements installed and constructed as part of the development of properties within the District. The maximum assessment and assessment range formula established for the District are based on the development plans and annual cost and expenses associated with the improvements at build-out. The assessments to provide the improvements shall be based on the estimated net annual cost of operating and maintaining of the District improvements for that fiscal year. The maximum assessment (Rate per Equivalent Benefit Unit) identified in the budget of this Report establishes the maximum assessment for the District in Fiscal Year 2026/2027.

District Diagram: A Diagram showing the exterior boundaries of the District is provided in this Report and includes all parcels receiving special benefits from the improvements.

Parcel identification, the lines and dimensions of each lot, parcel and subdivision of land within the District, are inclusive of all parcels as shown on the Stanislaus County Assessor's Parcel Maps as they existed at the time of the passage of the Resolution of Intention, and shall include all subsequent subdivisions, lot line adjustments or parcel changes therein.

Reference is hereby made to the Stanislaus County Assessor’s maps for a detailed description of the lines and dimensions of each lot and parcel of land within the District.

Assessment Roll: A listing of the assessment amount to be presented to the property owners of record. Said assessment amounts represent each parcel’s proportional special

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 3 of 23 benefit from the improvements and services to be provided by the District based on an initial maximum assessment rate per Equivalent Benefit Unit (EBU). The maximum assessment rate has been established based on the planned development of properties within the District and the net annual cost to maintain and service the improvements as outlined in the District budget and method of apportionment described herein.

PART I — PLANS AND SPECIFICATIONS
A. DESCRIPTION OF THE DISTRICT
The territory within the District consists of all lots, parcels and subdivisions of land within the residential subdivision known as the Sterling Ridge, Elmwood Estates Unit 1 and Unit

2.  Sterling Ridge: encompasses an area of land totaling approximately forty-six (46) acres. This residential subdivision includes one hundred eighty-three (183) singlefamily residential homes. The subdivision is generally located east of Roselle Avenue; south of Talbot Avenue; north of Minnear Road; and west of the AT & SF Railroad.  Elmwood Estates Unit 1: This residential tract encompasses an area generally east of Roselle Avenue and south of Pocket Avenue. The tract includes ninety-two (92) residential parcels within the subdivision known as Elmwood Estates Unit 1, identified on Book 75 Page 04 of the Stanislaus County Assessor’s Parcel Maps. The parcels within the development are identified by the Stanislaus County Assessor’s Office as Assessor’s Parcel Numbers 075-049-001-000 through 075-049-092-000.  Elmwood Estates Unit 2: This residential tract encompasses an area located east of Aspen Lane and south of Pocket Avenue and includes eighty-six (86) single-family residential lots. The parcels within this development are identified by the Stanislaus County Assessor’s Office as Assessor’s Parcel Numbers 075-095-001-000 through 075-095-086-000.

B. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT
As applicable or may be applicable to this proposed District, the 1972 Act defines improvements to mean one or any combination of the following:
 The installation or planting of landscaping.
 The installation or construction of statuary, fountains, and other ornamental structures and facilities.
 The installation or construction of public lighting facilities.  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

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 4 of 23 thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
 The maintenance or servicing, or both, of any of the foregoing.  The acquisition of any existing improvement otherwise authorized pursuant to this section.

Incidental expenses associated with the improvements including, but not limited to:
 The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment;
 The costs of printing, advertising, and the 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;
 Any expenses incidental to the issuance of bonds or notes pursuant to Section 22662.5.  Costs associated with any elections held for the approval of a new or increased assessment.

Furthermore, the 1972 Act specifies that where the cost of improvements (other than maintenance and operations) is greater than can be conveniently raised from a single annual assessment, an assessment to be levied and collected in annual installments. In that event, the governing body may choose to do any of the following:

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 5 of 23  Provide for the accumulation of the moneys in an improvement fund until there are sufficient moneys to pay all or part of the cost of the improvements.  Provide for a temporary advance to the improvement fund from any available and unencumbered funds of the local agency to pay all or part of the cost of the improvements and collect those advanced moneys from the annual installments collected through the assessments.
 Borrow an amount necessary to finance the estimated cost of the proposed improvements. The amount borrowed, including amounts for bonds issued to finance the estimated cost of the proposed improvements.

C. DESCRIPTION OF IMPROVEMENTS AND SERVICES
The purpose of this District is to ensure the ongoing maintenance, operation and servicing of storm drain improvements established or installed in connection with development of properties within the District. The improvements may consist of all or portion of the storm drain infrastructure and appurtenant facilities within and associated with the development of properties within the Sterling Ridge residential subdivision. The District improvements generally include but are not limited to inlets, catch basins, storm drain pipes, outlets, pumps, filters, drainage basins and appurtenant facilities. The special benefit assessments to be levied for this District are intended to provide a revenue source for the ongoing maintenance and servicing of these District improvements including, but not limited to, the materials, equipment, labor and administrative expenses. However, the assessments are not intended to fund reconstruction or major renovations of the improvements and facilities.

The improvements to be maintained and funded entirely or partially through the District assessments are generally described as:
 Annual inspection and stencil maintenance of inlets & catch basins;  Cleaning and maintenance of catch basins as needed, including permits and documentation requirements (twenty-two catch basins are within the development);  Periodic cleaning of storm drain pipes, including permits and documentation requirements (approximately 8,630 linear feet of pipe);  Annual landscape maintenance and rodent control of the 2.74-acre drainage basin (portion of the costs);
 Cleaning, debris removal and de-silting of drainage basin and/or biofilter areas as needed;
 Minor repair of the storm drain outlets if damaged or any other damaged facilities caused by flooding (major repairs or reconstruction are excluded);  Regular operational costs to maintain and clean drainage basin pump and filters, including electrical costs (major repairs or replacement are excluded); and,  Annual maintenance and repair of the fencing around the 2.74-acre drainage basin (portion of the costs).

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 6 of 23 PART II — METHOD OF APPORTIONMENT
A. BENEFIT ANALYSIS
The 1982 Benefit Act permits the establishment of assessment districts by agencies for the purpose of providing for the maintenance, servicing and operation of drainage improvements and appurtenant facilities. The 1982 Benefit Act further requires that the cost of these improvements and activities and the corresponding assessments shall be related to the benefit derived and the annual aggregate amount of the assessment shall not exceed the estimated annual cost of providing such improvements and the service.

The method of apportionment described in this Report for allocation of special benefit assessments utilizes commonly accepted engineering practices and have been established pursuant to the 1982 Benefit Act and the provisions of the California Constitution. The formula used for calculating assessments for the District reflects the composition of the parcels and the improvements provided to fairly apportion the costs based on special benefits to each parcel. Furthermore, pursuant to the Constitution Article XIII D, Section 4, a parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel and a parcel may only be assessed for special benefits received.

All improvements and services associated with the District have been identified as necessary, required and/or desired for the orderly development of the properties within the District to their full potential and consistent with the proposed development plans and the City’s General Plan. As such, these improvements would be necessary and required of individual property owners for the development of such properties and the ongoing operation, servicing and maintenance of the improvements and facilities would be the financial obligation of those properties. Therefore, the storm drain facilities and infrastructure, and the annual costs of ensuring the maintenance and operation of these improvements provide special benefits to the properties within the District. However, it is also recognized that a portion of the District improvements and services provides some benefits to properties outside the District boundaries or to the public at large and are therefore considered general benefit. Specifically, the drainage basin and related facilities including the drainage basin landscaping, fencing and pumps benefit developments in the area. All District costs have been identified as special benefit and shall be allocated to each property in proportion to the special benefits received.

B. ASSESSMENT METHODOLOGY
The method of apportionment for the District calculates the receipt of special benefit from the respective improvements based on the actual or proposed land use of the parcels within the District. The special benefit received by each lot or parcel is equated to the overall land use of parcels within the District based on the parcel’s actual land use or proposed development.

It has been determined that each of the residential parcels within the District receives special benefits from all the improvements to be funded by annual assessments and, based on the planned property development, a single zone of benefit is appropriate for the

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 7 of 23 allocation of the assessments and proportional benefit. At the writing of this Report, the parcels within the District had not been fully subdivided, based on available parcel information from the County Assessor’s Office. Therefore, the parcels within the District may be identified by one of the following land use classifications and is assigned a weighting factor known as an Equivalent Benefit Unit (EBU) that best reflects both the current and proposed use of each parcel. The EBUs calculated for a specific parcel defines that parcel’s proportional special benefits from the proposed District improvements, facilities and services.

Equivalent Benefit Units
To assess benefits equitably it is necessary to relate each property’s proportional special benefits to the special benefits of all other properties within the District. The EBU method of apportioning assessments uses the single-family home site as the basic unit of assessment. A single-family home site equals one EBU. All other land uses are converted to EBUs based on an assessment formula that equates the property’s specific development status, type of development (land use), and size of the property, as compared to a singlefamily home site.

The EBU method of apportioning special benefits is typically seen as the most appropriate and equitable assessment methodology for districts formed under the 1982 Benefit Act, as the benefits to each parcel from the improvements are apportioned as a function of land use type, size, and development. Although the EBU method of apportioning special benefit is commonly used and applied to districts that have a wide range of land use classifications (residential and non-residential use), this District is comprised of only residential properties and the following apportionment analysis of special benefit addresses only residential land uses. Not all land use types described in the following are necessarily applicable to the development of properties within this District, but are presented for comparison purposes to support the proportional special benefit applied to those land use types within the District:

EBU Application by Land Use:

Single-Family Residential — This land use is defined as a fully subdivided residential home site with or without a structure. This land use is assessed 1.00 EBU per lot or parcel.

This EBU is the base value that all other properties are compared and weighted against.

Multi-Family Residential — This land use is defined as a fully subdivided residential parcel that has more than one residential unit developed on the property. This land use typically includes apartments, duplexes, triplex etc. It does not typically include condominiums, town-homes or mobile home parks. Based on average population densities and size of the structure as compared to a typical single-family residential unit, multi-family residential parcels shall be proportionately assessed for the parcel’s total number of residential units utilizing a sliding benefit scale. Although multi-family properties typically receive similar benefits to that of a single-family residential property, it would not be reasonable to conclude that on a per unit basis, the benefits are equal. Studies have consistently shown that the average multi-family unit impacts infrastructure approximately 75% as much as a single-family residence (Sample Sources: Institute of Transportation Engineers Informational Report Trip Generation, Fifth Edition; Metcalf and Eddy, Wastewater

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 8 of 23 Engineering Treatment, Disposal, Reuse, Third Edition). These various studies indicate that most public improvements and infrastructure are utilized and impacted at reduced levels by multi-family residential units and a similar reduction in proportional benefit is appropriate. Furthermore, it is also reasonable to conclude that as the density (number of units) increases; the proportional benefit per unit tends to decline because the unit size and people per unit usually decreases. Based on these considerations and the improvements provided by this District, it has been determined that an appropriate allocation of special benefit for multi-family residential properties is best represented by the following special benefit assignment: 0.75 EBU per unit for the first 5 units; 0.50 EBU per unit for units 6 through 50; and 0.25 EBU per unit for all remaining units.

Condominium/Town-home Units — Condominiums and town-homes tend to share attributes of both single-family residential and multi-family residential properties and for this reason are identified as a separate land use classification. Like most single-family residential properties, these properties are not usually considered rental property and generally the County assigns each unit a separate APN or assessment number. However, condominiums and town-homes often have similarities to multi-family residential properties - they are generally zoned medium to high density and in some cases may involve multiple units on a single APN. In consideration of these factors it has been determined that an appropriate allocation of special benefit for condominiums, town-homes and similar residential properties is best represented by an assignment of 0.75 EBU per unit regardless of whether each unit is assigned an individual APN or there are multiple units assigned to an APN. There is no adjustment for parcels with more than five units.

Planned-Residential Development — This land use is defined as any property for which a tentative or final tract map has been filed and approved (a specific number of residential lots and units has been identified) and the property is expected to be subdivided within the fiscal year or is part of the overall improvement and development plan for the District. This land use classification oftentimes involves more than a single parcel (e.g. the approved tract map encompasses more than a single APN). Each parcel that is part of the approved tract map shall be assessed proportionately for the proposed or estimated residential type and units to be developed on that parcel as part of the approved tract map. Accordingly, each parcel is assigned an appropriate number of benefit units that reflects the development of that property at build-out. The EBU assigned to each parcel shall represent the combination of single-family, condominium, multi-family units to be developed.

Vacant Residential — This land use is defined as property currently zoned for residential development, but a tentative or final tract map for the property has not yet been approved.

Based upon the opinions of professional appraisers who appraise market property values for real estate in Southern California, the land value portion of a property typically ranges from 20 to 30 percent of the total value of a developed residential property (the average is about 25 percent). Therefore, it has been determined that a reasonable allocation of special benefit for this type of property would parallel the twenty-five percent (25%) apportionment of property value and the number of single-family residential units typically developed per acre (an average of 4 units per acre). Based on these factors this land use shall be assigned

1.0 EBU per acre (4 units per acre x 25%). Parcels less than one acre shall be assigned a minimum of 1.0 EBU (similar to a vacant lot within a residential tract). Recognizing that the

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 9 of 23 full and timely utilization of vacant property is reduced as the size of the property increases, it has been determined that the maximum EBU assigned to a vacant residential parcel shall not exceed 25.0 EBU (parcels in excess of 25 acres are assigned 25.0 EBU).

Exempt Parcels — This land use identifies properties that are not assessed and are assigned 0.00 EBU. 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, parks or other publicly owned properties that are part of the District improvements or that have little or no improvement value;  Private properties that cannot be developed independently from an adjacent property, such as common areas, sliver parcels, or bifurcated lots or properties with very restrictive development use.

These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.

Special Cases — In many districts where multiple land use classifications are involved, there is usually one or more properties that the standard land use classifications or usual calculation of benefit will not accurately identify the special benefits received from the improvements. For example, a parcel may be identified as a Vacant Residential property, however only a small percentage of the parcel’s total acreage can actually be developed.

In this case, an appropriate calculation would be based on the net acreage that can be utilized rather than the gross acreage of the parcel. The following table provides a summary of land use types and the Equivalent Benefit Unit factors used to calculate each parcel’s individual EBU as outlined above.

Land Uses and Equivalent Benefit Units
Property Type
Equivalent
Benefit Units Multiplier
Single-family Residential 1.00 Per Unit/Lot/Parcel
Multi-family Residential

0.75 Per Unit for the First 5 Units

0.50 Per Unit for Units 6-50

0.25 Per Unit for all remaining units
Condominium/Town-home 0.75 Per Unit
Planned-Residential Development

1.00 Per Planned SF Residential Lot

0.75 Per Planned Condominium

0.25 Per Unit for all remaining units
Vacant 1.00 Per Acre
Exempt Parcels 0.00 Per Parcel
The following formula is used to calculate each parcel’s EBU (proportional benefit):

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 10 of 23 Parcel Type EBU x Acres or Units = Parcel EBU
The total number of EBUs is the sum of all individual EBUs applied to parcels that receive special benefit from the improvements. An assessment amount per EBU (Assessment Rate) for the improvements is established by taking the total cost of the improvements and dividing that amount by the total EBUs of all the parcels benefiting from the improvements. This Rate is then applied back to each parcel’s individual EBU to determine the parcel’s proportionate benefit and assessment obligation for the improvements.

Total Balance to Levy / Total EBU = Levy per EBU
Levy per EBU x Parcel EBU = Parcel Levy Amount
C. ASSESSMENT RANGE FORMULA
Any new or increased assessment requires certain noticing and meeting requirements by law. Prior to the passage of Proposition 218 (California Constitution Articles XIIIC and XIII D), legislative changes in the Brown Act defined a "new or increased assessment" to exclude certain conditions. These conditions included "any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed." This definition and conditions were later confirmed through Senate Bill 919 (Proposition 218 implementing legislation).

As part of the District formation, balloting of property owners was required pursuant to the California Constitution, Article XIII D, Section 4.

The assessment range formula for this District shall be applied to all future assessments and is generally defined as: if the proposed annual assessment (levy per EBU) for the upcoming fiscal year is less than or equal to the adjusted Maximum Assessment, then the proposed annual assessment is not considered an increased assessment. The Maximum Assessment is equal to the (Initial) Maximum Assessment established for Fiscal Year 2005/2006 adjusted annually by the annual percentage change in the Consumer Price Index (CPI) for the San Francisco-Oakland-Hayward Area for All Urban Consumers. The Maximum Assessment Rate for Fiscal Year 2025/2026 was $238.52 per EBU, the CPI increase for February 2026 is 2.48%. The adjusted Maximum Assessment Rate for Fiscal Year 2026/2027 is $244.43 per EBU.

Beginning in the second fiscal year (Fiscal Year 2006/2007) and each fiscal year thereafter, the Maximum Assessment is recalculated and a new Maximum Assessment established for that fiscal year. The Maximum Assessment shall be adjusted annually and is calculated independent of the District’s annual budget and proposed annual assessment. Any proposed annual assessment (rate per EBU) less than or equal to this Maximum Assessment is not considered an increased assessment, even if the proposed assessment is much greater than the assessment applied in the prior fiscal year.

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 11 of 23 PART III — DISTRICT BUDGET
Storm Drain District No. 05-01 (Sterling Ridge) Total Budget

DIRECT COSTS
Annual Maintenance
Inspection & Abatement: Drainage Basins $1,335
Landscape Maint: Drainage Basins (incl utilities) 2,000 Annual Maint: Drainage Basins/Channelway fencing 513
Annual Inspc/Docs:Inlets, Manholes, Outlets, Etc 988
Annual Maint & Cleaning: Inlets, Manholes, Outlets, Etc 1,500 Annual Inspection & Maint: Storm Drain pipes 2,200
Annual pump operation (include electricity) 500
Annual Maintenance Expenses: Storm Drains $9,036
Total Annual Direct Costs $9,036

ADMINISTRATION COSTS
City Administration & Overhead $23,000
District Administration 2,217
County Administration Fee 97
Miscellaneous/Other Admin Fees 0
Total Annual Administration Costs $25,314
TOTAL DIRECT AND ADMIN COSTS $34,350

COLLECTIONS/(CREDITS) APPLIED TO LEVY
Reserve Collection/(Transfers) $10,226
Capital Improvement Fund Collection/(Transfers) 0
Other Revenues/General Fund Contribution 0
TOTAL ADJUSTMENTS $10,226
BALANCE TO LEVY $44,576

DISTRICT STATISTICS
Total Parcels 361
Parcels Levied 361
Total EBU 361.00
Levy per EBU $123.48
Maximum Levy per EBU $244.43

FUND BALANCE INFORMATION
Beginning Reserve Fund Balance $38,637
Reserve Fund Activity 10,226
Ending Reserve Fund Balance $48,863

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 12 of 23 PART IV — DISTRICT BOUNDARY MAPS
The parcels within the Riverbank Storm Drain District No. 05-01 (Sterling Ridge) consist of all lots, parcels and subdivisions of land located in the planned residential development known as Sterling Ridge. The District covers approximately forty-six (46) acres.

The following District Diagram is based on the Stanislaus County Assessor’s Maps and the Stanislaus County Assessor’s Secured Roll (as of July 2004) and identifies all the parcels of land within the proposed District. The combination of this map and the Assessment Roll contained in this Report constitute the District Assessment Diagram.

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 13 of 23

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 14 of 23

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 15 of 23 PART V — 2026/2027 ASSESSMENT ROLL
Parcel identification for each lot or parcel within the District shall be the parcel as shown on the Stanislaus County Secured Roll for the year in which the Engineer’s Report is prepared and reflective of the Assessor’s Parcel Maps. A listing of the proposed lots and parcels to be assessed within this District along with the assessment amounts is provided herein.

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 16 of 23 APN EBU Charge
075-049-001-000 1.0 $123.48
075-049-002-000 1.0 123.48
075-049-003-000 1.0 123.48
075-049-004-000 1.0 123.48
075-049-005-000 1.0 123.48
075-049-006-000 1.0 123.48
075-049-007-000 1.0 123.48
075-049-008-000 1.0 123.48
075-049-009-000 1.0 123.48
075-049-010-000 1.0 123.48
075-049-011-000 1.0 123.48
075-049-012-000 1.0 123.48
075-049-013-000 1.0 123.48
075-049-014-000 1.0 123.48
075-049-015-000 1.0 123.48
075-049-016-000 1.0 123.48
075-049-017-000 1.0 123.48
075-049-018-000 1.0 123.48
075-049-019-000 1.0 123.48
075-049-020-000 1.0 123.48
075-049-021-000 1.0 123.48
075-049-022-000 1.0 123.48
075-049-023-000 1.0 123.48
075-049-024-000 1.0 123.48
075-049-025-000 1.0 123.48
075-049-026-000 1.0 123.48
075-049-027-000 1.0 123.48
075-049-028-000 1.0 123.48
075-049-029-000 1.0 123.48
075-049-030-000 1.0 123.48
075-049-031-000 1.0 123.48
075-049-032-000 1.0 123.48
075-049-033-000 1.0 123.48
075-049-034-000 1.0 123.48
075-049-035-000 1.0 123.48
075-049-036-000 1.0 123.48
075-049-037-000 1.0 123.48
075-049-038-000 1.0 123.48
075-049-039-000 1.0 123.48
075-049-040-000 1.0 123.48
075-049-041-000 1.0 123.48
075-049-042-000 1.0 123.48
075-049-043-000 1.0 123.48
075-049-044-000 1.0 123.48
075-049-045-000 1.0 123.48
075-049-046-000 1.0 123.48
075-049-047-000 1.0 123.48
075-049-048-000 1.0 123.48
075-049-049-000 1.0 123.48
075-049-050-000 1.0 123.48

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 17 of 23 APN EBU Charge
075-049-051-000 1.0 123.48
075-049-052-000 1.0 123.48
075-049-053-000 1.0 123.48
075-049-054-000 1.0 123.48
075-049-055-000 1.0 123.48
075-049-056-000 1.0 123.48
075-049-057-000 1.0 123.48
075-049-058-000 1.0 123.48
075-049-059-000 1.0 123.48
075-049-060-000 1.0 123.48
075-049-061-000 1.0 123.48
075-049-062-000 1.0 123.48
075-049-063-000 1.0 123.48
075-049-064-000 1.0 123.48
075-049-065-000 1.0 123.48
075-049-066-000 1.0 123.48
075-049-067-000 1.0 123.48
075-049-068-000 1.0 123.48
075-049-069-000 1.0 123.48
075-049-070-000 1.0 123.48
075-049-071-000 1.0 123.48
075-049-072-000 1.0 123.48
075-049-073-000 1.0 123.48
075-049-074-000 1.0 123.48
075-049-075-000 1.0 123.48
075-049-076-000 1.0 123.48
075-049-077-000 1.0 123.48
075-049-078-000 1.0 123.48
075-049-079-000 1.0 123.48
075-049-080-000 1.0 123.48
075-049-081-000 1.0 123.48
075-049-082-000 1.0 123.48
075-049-083-000 1.0 123.48
075-049-084-000 1.0 123.48
075-049-085-000 1.0 123.48
075-049-086-000 1.0 123.48
075-049-087-000 1.0 123.48
075-049-088-000 1.0 123.48
075-049-089-000 1.0 123.48
075-049-090-000 1.0 123.48
075-049-091-000 1.0 123.48
075-049-092-000 1.0 123.48
075-088-001-000 1.0 123.48
075-088-002-000 1.0 123.48
075-088-003-000 1.0 123.48
075-088-004-000 1.0 123.48
075-088-005-000 1.0 123.48
075-088-006-000 1.0 123.48
075-088-007-000 1.0 123.48
075-088-008-000 1.0 123.48

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 18 of 23 APN EBU Charge
075-088-009-000 1.0 123.48
075-088-010-000 1.0 123.48
075-088-011-000 1.0 123.48
075-088-012-000 1.0 123.48
075-088-013-000 1.0 123.48
075-088-014-000 1.0 123.48
075-088-015-000 1.0 123.48
075-088-016-000 1.0 123.48
075-088-017-000 1.0 123.48
075-088-018-000 1.0 123.48
075-088-019-000 1.0 123.48
075-088-020-000 1.0 123.48
075-088-021-000 1.0 123.48
075-088-022-000 1.0 123.48
075-088-023-000 1.0 123.48
075-088-024-000 1.0 123.48
075-088-025-000 1.0 123.48
075-088-026-000 1.0 123.48
075-088-027-000 1.0 123.48
075-088-028-000 1.0 123.48
075-088-029-000 1.0 123.48
075-088-030-000 1.0 123.48
075-088-031-000 1.0 123.48
075-088-032-000 1.0 123.48
075-088-033-000 1.0 123.48
075-088-034-000 1.0 123.48
075-088-035-000 1.0 123.48
075-088-036-000 1.0 123.48
075-088-037-000 1.0 123.48
075-088-038-000 1.0 123.48
075-088-039-000 1.0 123.48
075-088-040-000 1.0 123.48
075-088-041-000 1.0 123.48
075-088-042-000 1.0 123.48
075-088-043-000 1.0 123.48
075-088-044-000 1.0 123.48
075-088-045-000 1.0 123.48
075-088-046-000 1.0 123.48
075-088-047-000 1.0 123.48
075-088-048-000 1.0 123.48
075-088-049-000 1.0 123.48
075-088-050-000 1.0 123.48
075-088-051-000 1.0 123.48
075-088-052-000 1.0 123.48
075-088-053-000 1.0 123.48
075-088-054-000 1.0 123.48
075-088-055-000 1.0 123.48
075-088-056-000 1.0 123.48
075-088-057-000 1.0 123.48
075-088-058-000 1.0 123.48

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City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 19 of 23 APN EBU Charge
075-088-059-000 1.0 123.48
075-088-060-000 1.0 123.48
075-088-061-000 1.0 123.48
075-088-062-000 1.0 123.48
075-088-063-000 1.0 123.48
075-089-001-000 1.0 123.48
075-089-002-000 1.0 123.48
075-089-003-000 1.0 123.48
075-089-004-000 1.0 123.48
075-089-005-000 1.0 123.48
075-089-006-000 1.0 123.48
075-089-007-000 1.0 123.48
075-089-008-000 1.0 123.48
075-089-009-000 1.0 123.48
075-089-010-000 1.0 123.48
075-089-011-000 1.0 123.48
075-089-012-000 1.0 123.48
075-089-013-000 1.0 123.48
075-089-014-000 1.0 123.48
075-089-015-000 1.0 123.48
075-089-016-000 1.0 123.48
075-089-017-000 1.0 123.48
075-089-018-000 1.0 123.48
075-089-019-000 1.0 123.48
075-089-020-000 1.0 123.48
075-089-021-000 1.0 123.48
075-089-022-000 1.0 123.48
075-089-023-000 1.0 123.48
075-089-024-000 1.0 123.48
075-089-025-000 1.0 123.48
075-089-026-000 1.0 123.48
075-089-027-000 1.0 123.48
075-089-028-000 1.0 123.48
075-089-029-000 1.0 123.48
075-089-030-000 1.0 123.48
075-089-031-000 1.0 123.48
075-089-032-000 1.0 123.48
075-089-033-000 1.0 123.48
075-089-034-000 1.0 123.48
075-089-035-000 1.0 123.48
075-089-036-000 1.0 123.48
075-089-037-000 1.0 123.48
075-089-038-000 1.0 123.48
075-089-039-000 1.0 123.48
075-089-040-000 1.0 123.48
075-089-041-000 1.0 123.48
075-089-042-000 1.0 123.48
075-089-043-000 1.0 123.48
075-089-044-000 1.0 123.48
075-089-045-000 1.0 123.48

Page 391 of 767 ends

City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 20 of 23 APN EBU Charge
075-089-046-000 1.0 123.48
075-089-047-000 1.0 123.48
075-089-048-000 1.0 123.48
075-089-049-000 1.0 123.48
075-089-050-000 1.0 123.48
075-089-051-000 1.0 123.48
075-089-052-000 1.0 123.48
075-089-053-000 1.0 123.48
075-089-054-000 1.0 123.48
075-089-055-000 1.0 123.48
075-089-056-000 1.0 123.48
075-089-057-000 1.0 123.48
075-089-058-000 1.0 123.48
075-090-001-000 1.0 123.48
075-090-002-000 1.0 123.48
075-090-003-000 1.0 123.48
075-090-004-000 1.0 123.48
075-090-005-000 1.0 123.48
075-090-006-000 1.0 123.48
075-090-007-000 1.0 123.48
075-090-008-000 1.0 123.48
075-090-009-000 1.0 123.48
075-090-010-000 1.0 123.48
075-090-011-000 1.0 123.48
075-090-012-000 1.0 123.48
075-090-013-000 1.0 123.48
075-090-014-000 1.0 123.48
075-090-015-000 1.0 123.48
075-090-016-000 1.0 123.48
075-090-017-000 1.0 123.48
075-090-018-000 1.0 123.48
075-090-019-000 1.0 123.48
075-090-020-000 1.0 123.48
075-090-021-000 1.0 123.48
075-090-022-000 1.0 123.48
075-090-023-000 1.0 123.48
075-090-024-000 1.0 123.48
075-090-025-000 1.0 123.48
075-090-026-000 1.0 123.48
075-090-027-000 1.0 123.48
075-090-028-000 1.0 123.48
075-090-029-000 1.0 123.48
075-090-030-000 1.0 123.48
075-090-031-000 1.0 123.48
075-090-032-000 1.0 123.48
075-090-033-000 1.0 123.48
075-090-034-000 1.0 123.48
075-090-035-000 1.0 123.48
075-090-036-000 1.0 123.48
075-090-037-000 1.0 123.48

Page 392 of 767 ends

City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 21 of 23 APN EBU Charge
075-090-038-000 1.0 123.48
075-090-039-000 1.0 123.48
075-090-040-000 1.0 123.48
075-090-041-000 1.0 123.48
075-090-042-000 1.0 123.48
075-090-043-000 1.0 123.48
075-090-044-000 1.0 123.48
075-090-045-000 1.0 123.48
075-090-046-000 1.0 123.48
075-090-047-000 1.0 123.48
075-090-048-000 1.0 123.48
075-090-049-000 1.0 123.48
075-090-050-000 1.0 123.48
075-090-051-000 1.0 123.48
075-090-052-000 1.0 123.48
075-090-053-000 1.0 123.48
075-090-054-000 1.0 123.48
075-090-055-000 1.0 123.48
075-090-056-000 1.0 123.48
075-090-057-000 1.0 123.48
075-090-058-000 1.0 123.48
075-090-059-000 1.0 123.48
075-090-060-000 1.0 123.48
075-090-061-000 1.0 123.48
075-090-063-000 1.0 123.48
075-095-001-000 1.0 123.48
075-095-002-000 1.0 123.48
075-095-003-000 1.0 123.48
075-095-004-000 1.0 123.48
075-095-005-000 1.0 123.48
075-095-006-000 1.0 123.48
075-095-007-000 1.0 123.48
075-095-008-000 1.0 123.48
075-095-009-000 1.0 123.48
075-095-010-000 1.0 123.48
075-095-011-000 1.0 123.48
075-095-012-000 1.0 123.48
075-095-013-000 1.0 123.48
075-095-014-000 1.0 123.48
075-095-015-000 1.0 123.48
075-095-016-000 1.0 123.48
075-095-017-000 1.0 123.48
075-095-018-000 1.0 123.48
075-095-019-000 1.0 123.48
075-095-020-000 1.0 123.48
075-095-021-000 1.0 123.48
075-095-022-000 1.0 123.48
075-095-023-000 1.0 123.48
075-095-024-000 1.0 123.48
075-095-025-000 1.0 123.48

Page 393 of 767 ends

City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 22 of 23 APN EBU Charge
075-095-026-000 1.0 123.48
075-095-027-000 1.0 123.48
075-095-028-000 1.0 123.48
075-095-029-000 1.0 123.48
075-095-030-000 1.0 123.48
075-095-031-000 1.0 123.48
075-095-032-000 1.0 123.48
075-095-033-000 1.0 123.48
075-095-034-000 1.0 123.48
075-095-035-000 1.0 123.48
075-095-036-000 1.0 123.48
075-095-037-000 1.0 123.48
075-095-038-000 1.0 123.48
075-095-039-000 1.0 123.48
075-095-040-000 1.0 123.48
075-095-041-000 1.0 123.48
075-095-042-000 1.0 123.48
075-095-043-000 1.0 123.48
075-095-044-000 1.0 123.48
075-095-045-000 1.0 123.48
075-095-046-000 1.0 123.48
075-095-047-000 1.0 123.48
075-095-048-000 1.0 123.48
075-095-049-000 1.0 123.48
075-095-050-000 1.0 123.48
075-095-051-000 1.0 123.48
075-095-052-000 1.0 123.48
075-095-053-000 1.0 123.48
075-095-054-000 1.0 123.48
075-095-055-000 1.0 123.48
075-095-056-000 1.0 123.48
075-095-057-000 1.0 123.48
075-095-058-000 1.0 123.48
075-095-059-000 1.0 123.48
075-095-060-000 1.0 123.48
075-095-061-000 1.0 123.48
075-095-062-000 1.0 123.48
075-095-063-000 1.0 123.48
075-095-064-000 1.0 123.48
075-095-065-000 1.0 123.48
075-095-066-000 1.0 123.48
075-095-067-000 1.0 123.48
075-095-068-000 1.0 123.48
075-095-069-000 1.0 123.48
075-095-070-000 1.0 123.48
075-095-071-000 1.0 123.48
075-095-072-000 1.0 123.48
075-095-073-000 1.0 123.48
075-095-074-000 1.0 123.48
075-095-075-000 1.0 123.48

Page 394 of 767 ends

City of Riverbank
2026/2027 Storm Drain District No. 05-1 Sterling Ridge Page 23 of 23 APN EBU Charge
075-095-076-000 1.0 123.48
075-095-077-000 1.0 123.48
075-095-078-000 1.0 123.48
075-095-079-000 1.0 123.48
075-095-080-000 1.0 123.48
075-095-081-000 1.0 123.48
075-095-082-000 1.0 123.48
075-095-083-000 1.0 123.48
075-095-084-000 1.0 123.48
075-095-085-000 1.0 123.48
075-095-086-000 1.0 123.48
Total 361.0 $44,576.28
*Total may differ from budget due to rounding.

Page 395 of 767 ends

Page 1 of 5 ends

Item 10.8. – CC/LRA – 6/23/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 10.8
SECTION : PUBLIC HEARING
Meeting Date: 6/23/2026
Subject: 6
th Cycle Housing Element. City Council to Consider the Following:

Resolution Approving a General Plan Amendment to Adopt the 6th Cycle Housing Element and to Authorize Staff to Submit the 6th Cycle Housing Element to the State of California Department of Housing and Community Development (GPA 01-2025).

Resolution Approving a General Plan Amendment of Four (4) Properties from Industrial/Business Park (I/BP), Mixed Use (MU), Community Commercial (C/C) and Lower Density Residential (LDR) to Higher Density Residential (HDR) and Mixed Use (MU) (GPA 01- 2025).

Introduce and Conduct First Reading of an Ordinance Amending the Crossroads Community Specific Plan (SP-1) to add the Mixed Use (CX-1) Designation, and to Rezone Seven (7) Properties from Light Industrial (M-1), Neighborhood Commercial (NC)(SP-1), Highway Commercial (HC)(SP-1), Neighborhood Park/Basin (NP/B)(SP-1), and Planned Development (P-D 71) to Multiple Family Residential (R-3), Medium/High Density Residential (MHR) (SP-1), and Mixed Use (CX1) (SP-1) (SPA 01-2025, REZ 02-2025).

Resolution Approving a General Plan Amendment to Amend the General Plan Land Use Element to Establish a Maximum Density for the Higher Density Residential and Mixed Use General Plan Land Use Designations (GPA 01-2025).

Introduce and Conduct First Reading of an Ordinance Amending the Riverbank Municipal Code by Amending Sections §153.067 and §153.071 and adding Sections §153.166 through §153.169 entitled “Regional Housing Needs Assessment Overlay” (ZOA 01-2025).

From: Marisela H. Garcia, City Manager
Submitted by: Joshua Mann, Director of Community Development

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Item 10.8. – CC/LRA – 6/23/2026

RECOMMENDATION
City staff recommends that the City Council consider all information provided and submitted, take and consider all public testimony and, if determined to be appropriate, take the following actions:

1. Adopt a Resolution Approving a General Plan Amendment to Adopt the 6th Cycle Housing Element and to Authorize Staff to Submit the 6th Cycle Housing Element to the State of California Department of Housing and Community Development;

2. Adopt a Resolution Approving a General Plan Amendment of Four (4) Properties from Industrial/Business Park (I/BP), Mixed Use (MU), Community Commercial (C/C) and Lower Density Residential (LDR) to Higher Density Residential (HDR) and Mixed Use (MU);

3. Introduce and Conduct First Reading of an Ordinance Amending the Crossroads Community Specific Plan (SP-1) to add the Mixed Use (CX-1) Designation, and to Rezone Seven (7) Properties from Light Industrial (M-1), Neighborhood Commercial (NC)(SP-1), Highway Commercial (HC)(SP-1), Neighborhood Park/Basin (NP/B)(SP-1), and Planned Development (P-D 71) to Multiple Family Residential (R-3), Medium/High Density Residential (MHR)(SP-1), and Mixed Use (CX-1) (SP-1);

4. Adopt a Resolution approving a General Plan Amendment to amend the General Plan Land Use Element to Establish a Maximum Density for the Higher Density Residential and Mixed Use General Plan Land Use Designations; and

5. Introduce and Conduct First Reading of an Ordinance Amending the Riverbank Municipal Code by Amending Sections §153.067 and §153.071 and adding Sections §153.166 through §153.169 entitled “Regional Housing Needs Assessment Overlay”

SUMMARY AND ANALYSIS
City Council Public Hearing – April 28, 2026
The City’s 6th Cycle Housing Element was presented to City Council on April 28, 2026 at a duly noticed Public Hearing. Following the Public Hearing and City Council deliberation, the City Council voted to remove Rezone Site #3 from the Housing Element. The removal of Site #3 required revisions to the Housing Element and a recalculation of the City’s Site Inventory to adequately address the Regional Housing Needs Allocation (RHNA).

City Staff met with HCD on May 4, 2026 to discuss potential solutions to meeting the City’s RHNA. City staff, in coordination with HCD, revised the 6th Cycle Housing Element to update the realistic density assumption for sites designated as Higher Density Residential and Mixed Use and classified as Vacant, Underutilized, and Rezone sites.

The realistic density utilized in the 6th Cycle Housing Element up to this point has been 20 dwelling units per acre (du/ac) which is the Default Density pursuant to Government Code Section 65583.2(c)(3)(B). The Default Density is used to determine the minimum units per acre to accommodate lower-income households, based on the jurisdiction’s location. For Riverbank, the Default Density is 20 du/ac.

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Item 10.8. – CC/LRA – 6/23/2026
In coordination with HCD, Staff updated the realistic density calculation to 28 du/ac for sites designated as Higher Density Residential and Mixed Use and classified as Vacant, Underutilized, and Rezone sites. The update to 28 du/ac is based on a methodology of analyzing the maximum yield (number of units) a site can accommodate. The analysis in the Housing Element (specifically in Section VI, Housing Production Opportunities) resulted in the City using 70% of the maximum density (40 du/ac) to calculate capacity.

This would allow for flexibility in project design, potential land use controls, site improvements, and to reflect typical densities in the region. This approach resulted in meeting the City’s RHNA without having to select an alternative site to rezone. As a result, the City increased the lower-income RHNA. Table IV-16, City’s Ability to Meet Its Regional Housing Needs, is as follows (updates are reflected in redline track changes):

Staff revised the 6th Cycle Housing Element to address City Councils action at the April 28, 2026 Public Hearing. Staff resubmitted the 5th HCD Review Draft to HCD for a 60- day review on May 15, 2026 following a 7-day public review period from May 7, 2026 to May 14, 2026.

On May 18, 2026, the City received a letter from HCD stating that the revised Draft Housing Element meets statutory requirements of State Housing Element Law (Government Code Section 65580 et seq), including findings that were described in HCD’s January 12, 2026 review.

Page 398 of 767 ends

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Item 10.8. – CC/LRA – 6/23/2026
The May 18, 2026 HCD Letter is attached to this Staff Report as Attachment 7.

A full copy of the City’s 6th Cycle Housing Element dated May 2026 is not reproduced in this staff report due to its length but is available for public review and download on the City’s website at https://www.riverbank.org/652/Housing-Element and through the link provided in Attachment 6 of this Staff Report.

For a full description of the City’s 6th Cycle Housing Element and associated implementation actions, a copy of the April 28, 2026 City Council Staff Report is attached to this Staff Report as Attachment 14.

PLANNING COMMISSION
On May 19, 2026, the Planning Commission held a Public Meeting to consider the updates to the 6th Cycle Housing Element, site-specific General Plan Amendments, Rezones, and Specific Plan Amendments, General Plan Amendment to the Land Use Element, and Zoning Ordinance Amendments. The Planning Commission adopted Resolution No. 2026-007, -008, and -009 recommending the City Council adopt the 6th Cycle Housing Element, site-specific General Plan Amendments, Rezones, and Specific Plan Amendments, General Plan Amendment to the Land Use Element, and Zoning Ordinance Amendments. The Planning Commission Resolutions are attached to this Staff Report as Attachment 13.

ENVIRONMENTAL DETERMINATION
The Proposed Project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects, which have the potential for causing a significant effect on the environment and Public Resources Code 21080.085 as the Proposed Project includes site-specific rezones that implement the schedule of actions contained in the 6th Cycle Housing Element. A CEQA Technical Memorandum is attached to this Staff Report as Attachment 12.

PUBLIC NOTICE
Notice of the City Council Public Hearing was posted at City Hall and mailed to landowners within 300-feet of the site-specific rezone sites on June 3, 2026, and published in The Riverbank News on June 10, 2026.

STRATEGIC PLAN
In June 2025, the Riverbank City Council adopted the City’s Strategic Plan for the 2025 to 2030 period. The Proposed Project is consistent with that Strategic Plan, including the goals and strategies related to Fostering Attainable Housing as well as Supporting Downtown Revitalization and Economic Development.

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Item 10.8. – CC/LRA – 6/23/2026
The Proposed Project advances these goals by supporting housing opportunities, maintaining consistency between the Housing Element and the City’s land use regulations and promoting orderly long-range planning consistent with State Law.

FINANCIAL IMPACT
On September 12, 2023, the City Council approved Resolution No. 2023-101 authorizing an agreement with JB Anderson Land Use Planning to prepare the City’s 6th Cycle Housing Element Update in the amount of $156,703. Costs associated with the Housing Element Update are funded through existing project appropriations. Adoption of the proposed actions does not create a direct construction cost or capital improvement obligation. Any future fiscal impacts associated with development of individual sites, infrastructure needs or implementation measures would be evaluated separately through future project review, environmental review and applicable budget or fee actions.

ATTACHMENTS

1. Resolution 2026-

2. Resolution 2026-

3. Ordinance 2026-

4. Resolution 2026-

5. Ordinance 2026-

6. Final 6th Cycle Housing Element Update

7. Department of Housing and Community Development Department Findings Letter dated May 18, 2026

8. Rezone Site Matrix

9. Rezone Site Map

10.Proposed Amendments to Crossroads Community Specific Plan (SP-1)

11.Existing and Proposed Amendments to Land Use Element

12.CEQA Technical Memorandum, dated May 7, 2026

13.May 19, 2026 Planning Commission Resolutions

14.April 28, 2026 City Council Staff Report, without Attachments

Page 400 of 767 ends

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK, CALIFORNIA APPROVING A GENERAL PLAN AMENDMENT TO ADOPT THE 6TH CYCLE HOUSING ELEMENT AND TO AUTHORIZE STAFF TO SUBMIT THE 6TH

CYCLE HOUSING ELEMENT TO THE CALIFORNIA DEPARTMENT OF HOUSING

AND COMMUNITY DEVELOPMENT FOR CERTIFICATION
WHEREAS, Sections 65580 through 65589.8 of the California Government Code require each jurisdiction to regularly update its Housing Element in accordance with deadlines established by the State; and
WHEREAS, the City held Public Workshops on February 20, 2024, March 12, 2024, and July 31, 2024 to introduce the 6th Cycle Housing Element update effort, to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and
WHEREAS, the City made the Draft 6th Cycle Housing Element available for a 30- day public review from October 15, 2024 through November 14, 2024; and WHEREAS, the City presented the Draft 6th Cycle Housing Element to Planning Commission and City Council on October 15, 2024 and November 21, 2024, respectively, to provide the community and interested parties with an opportunity to learn about the Draft 6th Cycle Housing Element and comment on the Draft 6th Cycle Housing Element; and
WHEREAS, the Draft 6th Cycle Housing Element was submitted to California Department of Housing and Community Development (HCD) on December 2, 2024 for a 90-day State-mandated review following review and incorporation of public comments pursuant to State law (1st HCD Review Draft); and
WHEREAS, HCD identified revisions to the Draft 6th Cycle Housing Element that it determined were necessary to comply with state law in a written findings letter dated February 27, 2025; and
WHEREAS, staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a subsequent 60-day review on June 24, 2025 (2nd HCD Review) following a 7-day public review period from June 16, 2025 through June 23, 2025; and
WHEREAS, HCD identified additional revisions to the Draft 6th Cycle Housing Element in a written letter dated August 22, 2025; and

Page 401 of 767 ends

WHEREAS, staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a 60-day review on November 13, 2025 (3rd HCD Review) following a 7-day public review period from November 4, 2025 through November 12, 2025; and
WHEREAS, HCD identified additional revisions to the Draft 6th Cycle Housing Element in a written letter dated January 12, 2026; and WHEREAS, staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a 60-day review on March 3, 2026 (4th HCD Review) following a 7-day public review period from February 23, 2026 through March 2, 2026; and WHEREAS, staff made Technical Edits based on HCD preliminary comments received on March 24, 2026 and on March 27, 2026, the City received a letter from HCD stating that the revised Draft Housing Element, including Technical Edits, meets the statutory requirements of State Housing Element Law (Government Code Section 65580 et seq), including the findings that were described in HCD’s January 12, 2026 review; and WHEREAS, the City Council held a duly noticed public hearing on April 28, 2026 regarding the Housing Element Update, including the changes requested by their January 12, 2026 letter and Technical Edits described in HCD’s Preliminary Comments on March 24, 2026, at which time interested persons were given an opportunity to be heard; and WHEREAS, after reviewing and considering all information provided and submitted, and after taking and considering all public testimony, the City Council voted to direct Staff to remove Rezone Site #3 from the 6th Cycle Housing Element; and WHEREAS, staff made edits to the 6th Cycle Housing Element based on City Council direction and resubmitted to HCD for a 60-day review on May 15, 2026 (5th HCD Review) following a 7-day public review period from May 7, 2026 through May 14, 2026; and
WHEREAS, the City received a letter from HCD on May 18, 2026, stating the draft Housing Element is in compliance with State Housing Element Law; and WHEREAS, in accordance with Senate Bill 18, formal consultation requests were distributed to Native American Tribes on January 13, 2026 for a 90-day period ending on April 13, 2026, and the City did not receive any formal requests for consultation; and WHEREAS, the Proposed Project has been reviewed and analyzed by the City pursuant to the California Environmental Quality Act (CEQA) as analyzed in the CEQA Technical Memorandum incorporated by this reference, which determined that the 6th Cycle Housing Element and amendment to the Land Use Element is exempt from CEQA pursuant to Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment; and

Page 402 of 767 ends

City Council / Local Redevelopment Authority / Public Financing AuthorityJune 23, 2026

City Council / Local Redevelopment Authority / Public Financing Authority
June 23, 2026