Annual Engineer's Report
Fiscal Year 2023/2024
Northeast Landscape Maintenance Assessment District No. DS-10 Incorporating Special Benefit Zones:
• Rivergate Roemer
• Suey and Donovan
• Donovan Estates
• La Ventana
Intent Meeting: June 20, 2023
Public Hearing: July 18, 2023
City of Santa Maria
110 E. Cook Street
Santa Maria, CA 93454
Prepared by: Neville Smeda, Business Program Leader
- 3 -
Table of Contents
INTRODUCTION ............................................................................................................. - 4 - Report Content and Annual Proceedings ................................................................... - 4 - PART I – PLANS AND SPECIFICATIONS ........................................................................... - 8 - Zones of Benefit ....................................................................................................... - 10 - Part II – Method of Apportionment ............................................................................ - 13 - Benefit Analysis ........................................................................................................ - 14 - Assessment Methodology ........................................................................................ - 16 - Part III – Estimate of Costs .......................................................................................... - 18 - Annual Inflationary Adjustment (Assessment Range Formula) ............................... - 21 - Part IV – District/Zone Diagrams................................................................................. - 22 - District Boundary Diagram ....................................................................................... - 23 - District Improvement Diagram (Northern Section) ................................................. - 24 - District Improvement Diagram (Southern Section) ................................................. - 25 - Suey and Donovan Special Benefit Zone .................................................................. - 26 - Rivergate Roemer Special Benefit Zone ................................................................... - 27 - Donovan Estates Special Benefit Zone ..................................................................... - 28 - La Ventana Special Benefit Zone .............................................................................. - 29 - Part V - Assessment Rolls ............................................................................................ - 30 -
- 4 -
INTRODUCTION
The City of Santa Maria (“City”), under the provisions of the Landscaping and Ligh�ng Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”) and in accordance with the provisions of the California State Cons�tu�on, Ar�cle XIIID (“California Cons�tu�on”) annually levies and collects special assessments for the City’s maintenance assessment district designated as Northeast Landscape Maintenance Ass essment District No. DS -10 (herea�er referred to as “District”) to fund in whole or in part the maintenance and opera�on of landscaping improvements that provide special benefits to proper�es within the District.
The City Council on May 2, 1989 , established the forma�on of the Northeast Landscape Maintenance District No. DS-10 for the purpose of financing the con�nued maintenance of the landscaping within the northeast quadrant of the City.
In accordance with the 1972 Act, the District also u�lizes special benefit zones (“Zones”) to address varia�ons in the nature, loca�on, and extent of the improvements that provide special benefits to specific parcels and developments within the District. Within the boundaries of the District, some parcels may be assigned to a special benefit zone, each of which is associated with specific improvements that provide special benefit to proper�es within that Zone that are in addi�on to the improvements pro por�onally shared by proper�es throughout the District.
For Fiscal Year 2023/2024 in addi�on to the shared District improvements and assessments, parcels within the following Zones may be assessed for local improvements specific to the parcels and developments within each respec�ve Zone:
• Suey and Donovan Special Benefit Zone,
• Rivergate Roemer Special Benefit Zone,
• Donovan Estates Special Benefit Zone,
• La Ventana Special Benefit Zone,
Report Content and Annual Proceedings
This Engineer’s Annual Report ( the “Report”) has been prepared pursuant to Chapter 1, Ar�cle 4 and Chapter 3 of the 1972 Act, and presented to the City Council for their considera�on and approval of the proposed improvements and services to be provided within the District and the levy and collec�on of annual assessments related thereto for Fiscal Year 2023/2024. This Report outlines the District improvements, the special benefit zones, the method of appor�onment, and proposed assessments to be levied in connec�on with the special be nefits the proper�es will receive from the maintenance and servicing of the District improvements for Fiscal Year 2023/2024. The annual assessments to be levied on proper�es within the District provide a source of funding to fund in whole or in part, the con�nued opera�on and maintenance of the landscaping improvements and services to be provided by the District for the proper�es within the District and specified Zones for which the proper�es receive special benefits. - 5 -
Each fiscal year, the City establishes the District’s assessments based on an es�mate of the costs to maintain, operate and service the authorized District improvements and based upon available revenues including assessment revenues, fund balances, general benefit contribu�ons and any addi�onal City contribu�ons from available sources. The costs of the improvements and the proposed annual assessments budgeted and assessed against proper�es within the District may include, but are not limited to the es�mated expenditures for regular annual maintenance and repairs; incidental expenditures related to the opera�on and administra�on of the District; deficits or surpluses from prior years; revenues from other sources; and the collec�on of funds for opera�onal reserves and/or periodic repairs, replacements and rehabilita�on projects as authorized by the 1972 Act. The net annual cost to provide the improvements within the District plus each benefit Zone (if applicable) are allocated to the benefi�ng proper�es within the District and respec�ve Zones as applicable, using a weighted method of appor�onment (refer to Assessment Methodology in Sec�on II, Method of Appor�onment) that calculates the propor�onal special benefit and assessment for each parcel as compared to other proper�es that benefit from the District improvements and services. Thus, each parcel is assessed propor�onately for only those improvements, services, and expenses for which the parcel will receive special benefit.
The word “parcel, ” for the purposes of this Report, refers to an individual property assigned its own Assessor’s Parcel Number (“APN”) by the Santa Barbara County Assessor’s Office. The Santa Barbara County Auditor/Controller uses Assessor’s Parcel Numbers and specific Fun d Numbers to iden�fy proper�es to be assessed on the tax roll for the District assessments.
At a no�ced annual Public Hearing, the City Council will accept all public comments and writen protests regarding the District and the annual levy of assessment s. Based on those public comments and writen protests, the City Council may order amendments to the Report or confirm the Report as submited.
Following final approval of the Report and confirma�on of the assessments, the City Council will by Resolu�on, order the improvements to be made and confirm the levy and collec�on of assessments for Fiscal Year 2023/2024 pursuant to the 1972 Act. The assessments as approved will be submited to the Santa Barbara County Auditor/Controller to be included on the property tax roll for each parcel.
A s r e q u i r e d b y t h e 1 9 7 2 A c t , t h i s E n g i n e e r ’ s R e p o r t d e s c r i b e s t h e i m p r o v e m e n t s t o b e p r o v i d e d , maintained, and serviced by the District, an es�mated budget for the District improvements, and the proposed assessments to be l evied upon each assessable lot or parcel within the District for fiscal year 2023/2024.
Part I – Plans and Specifica�ons: This sec�on contains a general descrip�on of the District, special benefit zones (“Zones”), and the improvements and services that provide special benefits to the parcels within the District. The improvements, appurtenant facili�es, and services that provide special benefits to the proper�es within the District and for which parcels are assessed may include, but not limited to the installa�on and maintenance of landscaping improvements within the public right-of-way of streets within the District, reten�on basins, parks, public facili�es and related ameni�es as well as associated opera�onal and incidental expenses, and the collec�on of fund balances authorized by the 1972 Act. The plans and specifica�ons contained in this Report generally describe the nature and extent of the improvements. In - 6 -
conjunc�on with these general descrip�ons, a visual depic�on of the improvements may be provided in the District Diagrams contained in Part IV of this Report. More detailed informa�on regarding the specific plans and specifica�ons associated with the District improvements and Zone improvements are on file in the City Engineer’s Office and by reference are made part of this Report.
Part II – Method of Appor�onment: This sec�on includes a discussion of the special and general benefits associated with the improvements to be provided within the District (Benefit Analysis). This sec�on of the Report also outlines the basis upon which the es�mated costs to provide such improvements has been appor�oned to each parcel of land therein in propor�on to the special benefits to be received. (the method of calcula�ng each property’s propor�onal special benefit assessment). This method of appor�onment is consistent with the previously approved and adopted method of appor�onment for the District.
Part III – Es�mate of Costs : Iden�fies the es�mated annual funding costs (Budgets) required for the maintenance and opera�on of the improvements in the District and Zones authorized by the 1972 Act and deemed appropriate to support the improvements, including, but not limited to, annual maintenance and service expenses, u�lity costs, and related incidental expenses. For fiscal year 2023/2024 annual contract maintenance costs have increased by three percent (3%). Those improvements and/or costs determined to be of general benefit shall be funded by a City contribu�on. In addi�on to the general benefit costs, the City may provide addi�onal funding to support the maintenance and opera�on of the improvements considered to be of special benefit, but City staff shall make the determina�on of which improvements, and the extent of the services and ac�vi�es that shall be provided based on available revenues.
This sec�on also iden�fies and outlines an Assessment Range Formula (infla�onary adjust) previously approved and adopted for the District assessments that provides for an annual adjustment to the maximum assessment rates, which establishes limits on future assessments, but also provides for reasonable cost adjustments due to infla�on.
Part IV – District/Zone Diagrams: This sec�on of the Report contains a series of diagrams showing the boundaries of the District and Zones for Fiscal Year 2023/2024 which incorporate the parcels determined to receive special benefits from the District improvements. These diagrams may also provide a visual depic�on of the loca�on of the improvements being maintained. The lines and dimensions of each lot, parcel, and subdivision of land contained in the District and Zone diagrams are inclusive of the parcels listed in “Part V - Assessment Roll” of this Report and the corresponding County Assessor’s Par cel Maps for said parcels as they existed at the �me this Report was prepared and shall incorporate all subsequent subdivisions, lot -line adjustments, or parcel changes therein. Reference is hereby made to the Santa Barbara County Assessor’s maps for a de tailed descrip�on of the lines and dimensions of each lot and parcel of land within the District and Zones.
- 7 -
Part V – Assessment Roll: The assessment amounts to be levied and collected in fiscal year 2023/2024 for each parcel is based on the parcel’s calculated propor�onal special benefit as outlined in "Part II - Method of Appor�onment" and the annual assessment rates established by the es�mated budgets in "Part III - Es�mate of Costs" of this Report. Due to the number of parcels within the District, the Assessment Roll for fiscal year 2023/2024 has been filed electronically with the City Clerk rather than displayed in this Report and by reference the lis�ng of the Assessor’s Parcel Numbers and the corresponding assessment amounts are made part of this Report.
Note: If any section, subsection, sentence, clause, phrase, portion, zone, or subzone of this Engineer’s Report is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions of this Engineer’s Report and each section, subsection, subdivision, sentence, clause, phrase, portion, zone, or subzone thereof, irrespective of the fact that any one or more sections, subsections, se ntences, clauses, phrases, portions, zones, or subzones might subsequently be declared invalid or unconstitutional.
- 8 -
PART I – PLANS AND SPECIFICATIONS
The purpose of this District is to provide in part through annual assessments, funding for the instal la�on, opera�on, and maintenance of landscaping improvements in specified parkways, medians, and roundabouts in the public right-of-way including street trees, and landscaping within specified public areas and public facili�es including storm water rete n�on basins that control subdivision water runoff, parks, and easements.
As authorized by the 1972 Act, the improvements provided by the District and associated with each Zone therein may incorporate various local landscaping improvements and related amen i�es that were either installed in direct connec�on with the development of proper�es within the District and each respec�ve Zone or were installed for the benefit of those proper�es resul�ng from property development or poten�al development of thos e proper�es and are considered necessary elements for the development of such proper�es to their full and best use and these improvements are maintained and serviced for the special benefit of real property within the District and/or Zones. The work to be performed within the District and each respec�ve Zone may include but is not limited to (as applicable), the personnel, materials, equipment, electricity, water, contract services, repair and rehabilita�on of the improvements and incidental expenses required to operate the District and provide the improvements and services.
Improvements provided within the District and/or Zone may include but are not limited to landscaping and related facili�es and ameni�es located within designated street medians, parkway and streetscape side-panels, and entryways within the public right of ways or easements adjacent to public right of ways; and within public places including greenbelt areas, open spaces, and local parks within each respec�ve Zone. These improvements may include, but are not limited to:
• various landscape materials such as trees, turf, shrubs, vines, ground cover, annual or perineal plan�ngs;
• irriga�on and drainage systems;
• structural ameni�es such as monuments, specialty or ornamental ligh�ng, block walls, retaining walls, or other fencing associated with the landscape areas; • hardscapes including mulch, decomposed granite surfaces, stamped concrete, and pavers; • recrea�onal ameni�es within parks or greenbelts that may include benches, play structures, picnic or other recrea�onal facili�es, signage, and related appurtenances.
The maintenance of these improvements may include, but is not limited to the regularly scheduled mowing, trimming, pruning, fer�liza�on, pest control, weed and graffi� abatement; installa�on, removal, replacement and rehabilita�on of the landscaping, repair or replacement of irriga�on or landscape drainage systems; and repair or replacement of h ardscape improvements including sidewalks and recrea�onal ameni�es. The Recrea�on and Parks Office shall authorize and schedule such maintenance and servicing as needed and based on available District and/or Zone funding.
Reference is made to the plans and specifica�ons currently on file at the City Engineer's Office rela�ng to the design, recommended materials, and level of maintenance concerning the facili�es to be maintained. - 9 -
The plans show plant species, size, and their loca�on. Specifica�ons fo r the improvements comply with the Standard Specifica�ons of the Public Works Department, the 2019 California Building Code, and the Recrea�on and Parks Department Landscape and Irriga�on Standards. For Fiscal Year 2023/2024 the improvements maintained within the District and for which parcels receive special benefits include but is not limited to the following:
NE LANDSCAPE MAINTENANCE DISTRICT No. DS-10 TOTAL SQFT.
Emerald Park – Shrubs on College near Donovan 8,893
Emerald Basin – Grassy basin on College near Donovan 11,547 Donovan Medians 9,504
Riverside Terrace – 1800 block of Bayview Drive, open space on Seaward and around Basin on Kathryn 134,777
Riverside Basin – Grassy basin on Kathryn 24,686
Shields/Cochiolo – 1600 block Suey Road - frontage on Suey and Donovan, frontage on Antone and Floyd Court 61,476
Suey Basin – Grassy basin on Suey near Antone 14,774
Sierra Vista – frontage on Panther and Centennial, basin at the corner of Panther and Centennial and the breezeway off Mammoth 40,000
Rowland Estates – Shrubs and playground. 12,332
Rowland Basin – includes weedy basin 4,656
Canyon Homes – 1400 East Donovan Road entrance 3,764
Olive Garden – 1200 South Bradley median 2,900
Hancock College – 800 South Bradley median 3,064
Bradley Easement – south of Main Street to Jones Street 14,718 Transit Center 70,993
Hancock Terrace Bike Path-Miller to College 30,000
800 E Jones median-Paved island 462
Pepper Tree Medians – north of Donovan Road on Broadway 3,456 Stowell Road Easement – east of Miller Street 13,492
Alvin Overpass 59,513
North Bradley Ivy – Fesler Junior High easement area 15,493 Donovan/Miller Median 10,310
Via Rubio – Jewel Street only 4,836
Donovan Overpass 67,751
Pepperwood Median 1,819
East Main Street & 101-weedy shoulders 7,301
Bradley at Elks 22,310
Downtown medians – Broadway Medians from Fesler Street going south to the front of the Library; East and West Cook Street Medians; South Pine Street from Main Street to Cook Street; East Main Street Medians; 100 North McClelland Median; South Miller Medians from Main Street to Cook Street
21,022
- 10 -
TCE - mall perimeter includes bus turnout, theater, Macy's parking lot and pocket park at Main & Broadway 186,393
Fire Station # 5 32,997
Total Northeast Landscape Maintenance District No. DS-10 895,239
Zones of Benefit
In accordance with the 1972 Act, this District u�lizes Zones to address varia�ons in the nature, loca�on, and extent of improvements that provide special benefits to specific parcels and developments within the District. Each Zone is associated with specific improvements and/or types of improvements that provide special benefit to proper�es within that Zone.
For Fiscal Year 2023/2024 the District includes four (4) designated Zones. The boundaries of each Zone are based on the improvements to be maintained and the rela�onship and proximity of the developments and proper�es that derive special benefits from those specific improvements. The following is a brief descrip�on and summary of the improvements associated within each Zone and for which parcels receive special benefits:
Suey and Donovan Special Benefit Zone
Improvements associated with the Suey and Donovan Special Benefit Zone include the landscaped medians on Donavan between Suey and Suey Crossing totaling an es�mated 33,725 square feet of which 40 percent is hardscape (13,490 square feet) and 60 percent is irrigated turf, trees, and shrubs (20,235 square feet).
Maintenance costs include labor, equipment, plant materials and supplies, renova�on, u�lity costs, and District administra�on. The Suey and Donovan Special Benefit Zone Assessment for fiscal year 2023/2024 will be $286.40 per dwelling unit. This Zone assessment is imposed only upon parcels that receive a special benefit over and above general benefits provided to other parcels located in the District.
The Suey and Donovan Special Benefit parcels are also assessed the Northeast Landscape Maintenance District residen�al assessment of $284.40 per assessment unit or the commercial assessment of $708.50 per APN or tenant space as detailed in Method of Appor�onment provided in Part II of this Report.
Rivergate Roemer Special Benefit Zone
The developments in the Rivergate Roemer Special Benefit Zone include College Estates I and II, Princess Estates I, II and III, and River Oaks North. Improvements for the Rivergate Roemer Special Benefit Zone include the landscaped medians, landscaped open space, the park site/basin, and specialty ligh�ng associated with the medians and frontage easements of River Oaks North, College Estates, and Princess - 11 -
Estates including Seaward, Paden, Carlo�, Borges, the Bradley Channel, and the walled area behind th e homes on Mariah totaling an es�mated 163,936 square feet of improvement area.
Maintenance costs include labor, equipment, plant materials and supplies, graffi� removal, renova�on, u�lity costs, and District administra�on. The Rivergate Roemer Special Benefit Zone Assessment will be $251.09 per parcel for fiscal year 2023/2024. This Zone assessment is imposed only upon parcels that receive a special benefit over and above general benefits provided to other parcels located in the District.
The Rivergate Roemer Special Benefit parcels are also assessed the Northeast Landscape Maintenance District residen�al assessment of $286.40 per assessment unit or the commercial assessment of $708.50 per APN or tenant space as detailed in Method of Appor�onment provided in Part II of this Report.
Donovan Estates Special Benefit Zone
The improvements that are associated with the Donovan Estates Special Benefit Zone include the public easement areas along Donovan Road frontage (25,586 square feet), the park site and retarda�on basin (11,652 square feet) collec�vely totaling an es�mated 37,238 square feet of improvements that includes the maintenance of the tot lot, street trees, and an�-graffi� measures as necessary.
Maintenance costs include labor, equipment, plant materials and supplies, graffi� removal, renova�on, u�lity costs, and District administra�on. The Donovan Estates Special Benefit Zone Assessment will be $315.43 per parcel for fiscal year 2023/2024. This Zone assessment is imposed only upon parcels that receive a special benefit over and above general benefits provided to other parcels located in the District.
The Donovan Estates Special Benefit Zone parcels are also assessed the Northeast Landscape Maintenance District residen�al assessment of $286.40 per assessment unit as detailed in Method of Appor�onment provided in Part II of this Report.
La Ventana Special Benefit Zone
The developments in this zone include La Ventana and Legacy. The improvements that are associated with La Ventana Special Benefit Zone include the public easement frontage areas along Main Street and Panther Drive to Willingham, Dressler, interior street enhancements and shrub por�on of basin (106,042 square feet) and the weedy por�on of the reten�on basin (45,112 square feet) collec�vely totaling an es�mated 151,154 square feet of improvements that includes the maintenance of specialty ligh�ng, street trees, and an�-graffi� measures as necessary.
Maintenance costs include labor, equipment, plant materials and supplies, graffi� removal, renova�on, u�lity costs, and District administra�on. The La Ventana Special Benefit Zone Assessment for fiscal year 2023/2024 will be $445.71 per assessor parcel number. This Zone assessment is imposed only upon parcels that receive a special benefit over and above general benefits provided to other parcels located in the District.
- 12 -
The La Ventana Special Benefit Zone parcels are also assessed the Northeast Landscape Maintenance District residen�al assessment of $286.40 per assessment unit or tenant space as detailed in Method of Appor�onment provided in Part II of this Report.
Note: A visual depiction of the general location of the landscape improvement areas for the District and Zone boundaries are provided on the District Diagrams provided in Part IV of this Report.
- 13 -
Part II – Method of Appor�onment
Legisla�ve Requirements for Assessments
The estimated costs to provide the proposed improvements for Fiscal Year 2023/2024 have been identified and allocated to properties within the District and the Zones therein based on special benefit, consistent with the requirements of the 1972 Act and the assessment provisions of Proposition 218 (being contained in Article XIII D of the Cali fornia Constitution). The improvements provided by this District and for which properties are assessed are identified as local landscaping improvements in specified parkways, medians, and roundabouts in the public right-of-way including street trees, and landscaping within specified public areas and public facilities including storm water retention basins, parks, easements, and related amenities. The formulas used for calculating assessments and the designation of Zones herein reflect the composition of parcels within the District and the improvements and activities to be provided and have been designed to fairly apportion the cost of providing the improvements based on a determination of the proportional special benefits to each parcel.
Provisions of the 1972 Act
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements, including the acquisition, construction, installation and servicing of landscape improvements and related facilities. The 1972 Act requires that the cost of these improvements be levied according to benefit rather than assessed value:
Section 22573 defines the net amount to be assessed as follows:
“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.”
Section 22574 provides for zones as follows:
“The diagram and assessment may classify various areas within an assessment district into different zones where, by reason of variations in the nature, location, and extent of the improvements, the various areas will receive differing degrees of benefit from the improvements. A zone shall consist of all territory which will receive substantially the same degree of benefit from the improvements.”
Provisions of the California Constitution
In addition to the provisions of the 1972 Act, the Article XIII D of the California Constitution outlines specific requirements regarding assessments including the following:
Article XIII D Section 2d defines District as follows:
“District means an area determined by an agency to contain all parcels which will receive a special benefit from a proposed public improvement or property-related service”; - 14 -
Article XIII D Section 2i defines Special Benefit as follows:
“Special benefit” means a particular and distinct benefit over and above general benefits conferred on real property located in the district or to the public at large. General enhancement of property value does not constitute “special benefit.”Article XIII D Section 4a defines proportional special benefit assessments as follows:
“An agency which proposes to levy an assessment shall identify all parcels which will have a special benefit conferred upon them and upon which an assessment will be imposed.
The proportionate special benefit derived by each identified parcel shall be determined in relationship to the entirety of the capital cost of a public improvement, the maintenance and operation expenses of a public improvement, or the cost of the property related service being provided. No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel.”
Benefit Analysis
Special Benefits
The ongoing maintenance of landscaped areas within the District as addressed in this Report, provide aesthetic benefits to the properties and a more pleasant environment to walk, drive, live, and/or work.
The primary function of these landscape improvements and related amenities is to serve as an aesthetically pleasing enhancement and green space for the benefit of the immediately surrounding properties and developments for which the improvements were constructed and installed and/or were facilitated by the development or potential development of properties within the District and each respective Zone. In addition, the District provided landscaping improvements are an integral part of the physical environment associated with the parcels in the District and/or respective Zones and the proportional direct effect that trees, shrubs, and groundcover have on real property within the district including localized wind reduction; erosion control; storm water capture; noise attenuation; visual screening; ultraviolet light and glare reduction; and odor reduction are a direct and particular benefit to the properties in proximity to those improvements.
While some of the improvements may in part be visible to properties outside the District or Zone, collectively if these various improvements are not properly maintained, it is the parcels within the District and/or respective Zone (as may be applicable), that would be aesthetically burdened or environmentally impacted. Additionally, much of the landscaping within the street right- of-way serve as both a physical buffer as well as a sound reduction buffer between the roadways and the properties in the District and serve as a pleasant aesthetic amenity that enhances the approach to the parcels.
General Benefit
In reviewing the loca�on and extent of the specific landscaped areas and improvements to be funded by District assessments and the proximity and rela�onship to proper�es to be assessed it is evident these improvements were primarily installed in connec�on with the development of proper�es therein or are improvements that would otherwise be shared by and required for development of proper�es in the - 15 -
District or Zone. It is also evident that the maintenance these improvements and the level of maintenance provided has a direct and par�cular impact (special benefit) only to those proper�es in proximity to those improvements and such maintenance beyond that which is required to ensure the safety and protec�on of the general public and property in general, has no direct quan�fiable benefit to the public at large or proper�es outside the District and/or Zones.
In the absence of a special funding District or Zones, the City would typically be obligated to provide only limited (as needed) tree management, weed abatement, rodent control, and erosion control services for the landscape areas currently maintained within the District. This baseline level of service (general benefit level of service) would most likely provide for periodic servicing of the improvement areas on an as-needed basis to ensure public safety and essen�al property protec�on to avoid nega�ve impacts on adjacent roadways and vehicles traveling on those roadways, and poten�al property damage resul�ng from erosion or fire hazards. However, this baseline level of service would clearly result in a far less visually pleasing environment than is created with the enhanced levels of services associated with the regular landscape maintenance provided in the District and funded by the special benefit assessments In addi�on to the baseline level of service general benefit, it is recognized that there are indirect or incidental general benefits to proper�es within the District as well as the general public that are associated with regular landscape maintenance services associated with the districtwide improvements, including minimiza�on of dust and debris, and air pollu�on reduc�on.
Although these types of benefits might best be characterized as indirect consequences of the special benefit of the landscape maintenance provided to parcels served by the District, for the purposes of this Report we assume these types of benefits to be general benefits, albeit general benefits that are extremely difficult to quan�fy. Therefore, on behalf of all parcels not assessed by a landscape maintenance district, yet deriving some level of general benefit from the District’s landscaped improvements, the City has historically and will con�nue to contribute from the general fund a General Benefit Contribu�on that equals or exceeds the costs atributable to the baseline general benefit costs and indirect/incidental general benefit costs for the districtwide shared improvement areas as shown in the Es�mate of Costs (Part III of this Report) as the “City General Benefit Contribu�on”.
- 16 -
Assessment Methodology
To assess benefits equitably it is necessary to calculate each property’s proportional share of the special benefits conferred by the funded improvements and service. The method utilized to determine assessments is called the “method of apportionment” or formula of cost spread ("spread formula"). Assessment Units (“AU”), often referred to as the Equivalent Benefit Unit (EBU) method of assessment apportionment is utilized for this District and establishes a basic unit (base value) of benefit and then calculates the benefit derived by each assessed parcel as a multiple (or a fraction) of that basic unit. The AU or EBU method of apportioning special benefits is typically seen as the most appropriate and equitable assessment methodology for di stricts formed under the 1972 Act, as the benefit to each parcel from the improvements are apportioned as a function of comparable property characteristics which may include but is not limited to land use and property size.
The method of apportionment orig inally developed for this District was based on an assessment spread formula appropriate for the various land uses, identifiable property characteristics and improvements within the District and utilizes an assigned number of comparative dwelling units for residential, non-residential, and undeveloped properties.
The majority of parcels within the District are residential parcels and the improvements are maintained to provide a uniform benefit within the boundaries of the District. Therefore, each dwelling unit, whether an apartment or single family residence is given a base value of one (1) unit.
Parcels in other land use categories were then evaluated and rated by comparison with the basic unit.
The assignment of unit values is based primarily on the inten sity of land use and its comparison to the base unit. Two unit values have been assigned: a residential efficiency unit, 500 square feet or less, at 50 percent of the residential unit value and a commercial efficiency unit defined at 1200 square feet per commercial charge.
Land Use Classifications
Every parcel within the District is assigned a land use classification based on available parcel information obtained from the County Assessor’s Office. It has been determined that a parcel use and size are the appropriate factors necessary to identify and calculate the proportional spec ial benefits conveyed to each property within the District for the cost of improvements associated with that property. The following are typical site land uses described in Title 12 of the Santa Maria Municipal Code and their proposed Assessment Units. Thi s list includes the majority of parcel uses within the City of Santa Maria and is applied in the calculation of the 2023/2024 fiscal year assessments.
A summary of the applied Equivalent Benefit Units (EBUs) for the various land use classifications within the District is shown in the following table:
- 17 -
LAND USE ASSESSMENT UNITS
Residential
• Single Family Residential
• Two Family Residential
• Condominium/Townhouse
• Apartment Residential
• Mobile Home Parks
• Efficiency Unit
1 Unit per property
1 Unit per dwelling
1 Unit per dwelling
1 Unit per dwelling
1 Unit per dwelling
.5 Unit per dwelling
Commercial
• Small, Single Tenant
• Efficiency Unit > 1,200 SF
• Vacant > 10,000 SF
• Commercial Centers
• Major Shopping Centers
1 Unit per property
1 Unit per 1,200 SF
1 Unit per property
4 Units per property
7 Units per property
Trade/Services
• Commercial/Professional Office
• Vacant > 25,000 SF
• Mid-Size Office
• Major Office Buildings
• Hospital/Large Medical Offices
1 Unit per property
1 Unit per property
4 Units per property
7 Units per property
7 Units per property
Industrial
• Small Industrial
• Vacant > 50,000 SF
• Medium Industrial
• Major Industrial
1 Unit per property
1 Unit per property
4 Units per property
7 Units per property
Exempt
• Open Space/Common Areas, Public Facilities, Parks,
Redevelopment Agency
0 Units per property
- 18 -
Part III – Es�mate of Costs
The following budgets outline the estimated costs to maintain and service the various landscaping improvements described in this Report for Fiscal Year 2023/2024.
The budgeted expenses outlined in the following pages for the District and the Zones therein reflect the estimated annual expenses required to support and maintain the improvements to be provided for fiscal year 2023/2024. The estimated annual expenses provided in the budgets are considered to be appropriate full -service level costs. These full -service expenses, minus the general benefit expenses (Expenses not assessed and identified as the City’s financial obligation to support the improvements) result in the amount of funding the property owners should reasonably be assessed to fully fund their proportional special benefit from the improvements to be maintained (“Special Benefit Expenses”).
CITY OF SANTA MARIA
NORTHEAST LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT NO. DS-10
ESTIMATED BUDGET
2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $108,500 $113,817
Contract, Supplies, Renovation $292,486 $282,758
Administration $278,000 $291,622
Total Expenditures $678,986 $688,197
ESTIMATED REVENUES
Special Assessment $490,238 490,200
City General Benefit Contribution $188,748 $197,997
Total Revenues $678,986 $688,197
- 19 -
SUEY AND DONOVAN SBZ 2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $0 $0
Contract, Supplies, Renovation $5,942 $6,215
Administration $2,634 $2,764
Total Expenditures $8,576 $8,979
ESTIMATED REVENUES
Special Benefit Assessment $8,576 $8,979
Total Revenues $8,576 $8,979
RIVERGATE ROEMER SBZ 2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $28,450 $29,844
Contract, Supplies, Renovation $58,596 $64,529
Administration $15,832 $16,608
Total Expenditures $102,878 $110,981
ESTIMATED REVENUES
Special Benefit Assessment $102,878 $110,981
Total Revenues $102,878 $110,981
DONOVAN ESTATES SBZ 2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $250 $263
Contract, Supplies, Renovation $13,421 $14,045
Administration $2,597 $2,725
Total Expenditures $16,268 $17,033
ESTIMATED REVENUES
Special Benefit Assessment $16,268 $17,033
Total Revenues $16,268 $17,033
- 20 -
LA VENTANA SBZ 2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $10,750 $11,277
Contract, Supplies, Renovation $72,420 $76,666
Administration $15,163 $15,906
Total Expenditures $98,333 $103,849
ESTIMATED REVENUES
Special Benefit Assessment $98,333 $103,849
Total Revenues $98,333 $103,849
- 21 -
Annual Infla�onary Adjustment (Assessment Range Formula) Pursuant to Article XIIID of the California Constitution (Proposition 218), any “new or increased assessments” require certain noticing and balloting requirements. However, Gover nment Code Section 54954.6(a) provides that a “new or increased assessment” does not include “an assessment which does not exceed an assessment formula or range of assessments...previously adopted by the agency or approved by the voters in the area where t he assessment is imposed.” This definition of a new or increased assessment is reaffirmed in the Proposition 218 Omnibus Implementation Act, Government Code Section 53753.5.
As previously adopted and approved by the City Council, each fiscal year the maximum assessment rates established for the improvements in the previous fiscal year for the District and each Zone may be adjusted by the percentage increase of the Local Consumer Price Index (CPI). The Consumer Price Index used for the inflationary adjustme nt shall be for the Los Angeles - Riverside-Orange County Area for All Urban Consumers, as developed by U.S. Bureau of Labor Statistics. The CPI used shall be as determined by the Bureau of Labor Statistics for a similar period of time.
Each fiscal year the City shall identify the annual percentage change in the CPI, using the difference over a 12-month period between the current year and of the previous year as of January of each succeeding year. This percentage difference shall then establish the range of increase to the maximum assessment rates allowed. If the percentage change in the CPI is negative, the maximum assessment rates shall not be adjusted from the previous fiscal year (unchanged). Should the Bureau of Labor Statistics revise such index or dis continue the preparation of such index, the City may use the revised index or comparable system as approved by the City Council for determining fluctuations in the cost of living.
The percentage change in CPI from December 2021 to December 2022 as reported by the U.S. Bureau of Labor Statistics was 4.9 percent. Therefore, the maximum assessment rates for fiscal year 2023/2024 will be increased by 4.9 percent over the maximum assessment rates for fiscal year 2022/2023. - 22 -
Part IV – District/Zone Diagrams
The following sec�on contains a series of diagrams showing the boundaries of Santa Maria Landscape Maintenance Assessment District No. DS- 10 a n d t h e Z o n e s t h e r e i n f o r F i s c a l Y e a r 2 0 2 3 / 2 0 2 4 . I n a d d i � o n t o d e p i c � n g t h e b o u n d a r i e s o f t h e Z o n e s , t h e diagrams also provide a visual depic�on of the general loca�on of the improvement areas being funded and maintained within the District and Zones. All parcels that will receive a special benefit from the improvements provided within the District and each respec�ve Zone consist of the lots, parcels and subdivisions of land within the boundaries of the District and/or Zones as depicted by these diagrams and the lines and dimensions of those lots, parcels and subdivisions of land shall be those lines and dimensions shown on the Santa Barbara County Assessor’s parcel maps for the current fiscal year and by reference the Santa Barbara County Assessor’s parcel maps are incorporated herein and made part of this Report. These diagrams along with the Assessment Roll incorporated in Part V of this Report cons�tute the District Assessment Diagram for Fiscal Year 2023/2024.
- 23 -
District Boundary Diagram
- 24 -
District Improvement Diagram (Northern Sec�on)
- 25 -
District Improvement Diagram (Southern Sec�on)
- 26 -
Suey and Donovan Special Benefit Zone
- 27 -
Rivergate Roemer Special Benefit Zone
- 28 -
Donovan Estates Special Benefit Zone
- 29 -
La Ventana Special Benefit Zone
- 30 -
Part V - Assessment Rolls
Due to the number of parcels in the District, the Assessment Roll for fiscal year 2023/2024 (a lis�ng of the parcels to be assessed within this District along with the assessment amounts) has been filed with the City Clerk in an electronic format and is, by referenc e, made part of this Report. The proposed Assessment Roll shall be available for public inspec�on in the City Clerk’s Office during normal office hours.
The Assessment Roll iden�fied the parcels within the District that are assessed for special benefits and their corresponding assessment amount(s) for fiscal year 2023/2024. Each parcel listed on the Assessment Roll is currently shown and illustrated on the County Assessor's Roll and the County Assessor’s Parcel Number Maps (APN maps). These records are, b y reference, made part of this Report and shall govern for all details concerning the descrip�on of the lots or parcels. All assessments presented on the assessment roll are subject to change as a result of parcel changes made by the County including parcel splits, parcel merges or development changes that occur prior to the County Assessor's Office securing the final roll and genera�ng tax bills for fiscal year 2023/2024.