Annual Engineer's Report
Fiscal Year 2023/2024
Southeast South Miller and South College Drive Landscape Maintenance Assessment District No. DS-6
Incorporating Special Benefit Zones:
• Crossroads Commercial
• Crossroads Residential
• Bradley Square
• Enos Ranch Commercial
• Enos Ranch Residential
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 - Crossroads Commercial Special Benefit Zone .......................................................... - 26 - Crossroads Residential Special Benefit Zone ........................................................... - 27 - Bradley Square Special Benefit Zone ....................................................................... - 28 - Enos Ranch Commercial and Residential 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 Southeast South Miller Street and College Drive Landscape Maintenance Assessment District No. DS-6 (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 August 4, 1981, established the forma�on of the Southeast South Miller Street and South College Drive Landscape Maintenance District No. DS-6 for the purpose of financing the con�nued maintenance of the landscaping within the southeast 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 propor�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:
• Crossroads Commercial Special Benefit Zone,
• Crossroads Residen�al Special Benefit Zone,
• Bradley Square Special Benefit Zone,
• Enos Ranch Commercial Special Benefit Zone,
• Enos Ranch Residen�al 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 benefits 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 - 5 -
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.
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 Fund 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 assessments. 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 lev ied 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 p rovide 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 - 6 -
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 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 Parcel 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 - 7 -
Barbara County Assessor’s maps for a detailed descrip�on of the lines and dimensions of each lot and parcel of land within the District and Zones.
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, sentences, cla uses, 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 installa�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 wate r reten�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 relate d ameni�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 those 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�n g, 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 hardscape 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 for the improvements comply with the Standard Specifica�ons of the Publi c 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:
SE LANDSCAPE MAINTENANCE DISTRICT No. DS-6 TOTAL SQFT.
Miller Medians – all medians south of Stowell Road 48,441 Lincoln Oaks – 1400 to 1500 South Miller on west side going south on Miller Street 98,885 Arbor Ridge – 1500 South Miller on west side going south on Miller Street to Batles Road 13,649 Newlove Frontage – South Miller east and west side from Battles to Newlove Lane and behind fence 41,040
Las Palmas – 1800 South Miller on west side going south on Miller Street from south of Newlove to corner of Inger Street 10,821
Driftwood Gardens – 1400 and 1500 South Miller easements and vines on Battles 21,576 Driftwood Gardens Basin—at Enos and Miller 72,071
Driftwood Meadows – 1800 and 1900 South Miller easements from Inger to Daniels on east side of Miller Street and basin on Inger 26,664
Driftwood Meadows Basin—at Inger and Miller 53,800
Celebration—1900 South Miller easements from Inger to Daniels on west side of Miller Street 1,460 First Christian Church – 1500 South College median by cemetery 6,731 Toys R Us & Edwards – 1400 to 1500 South Bradley medians 7,650 East Betteravia Medians – east of Broadway to Miller Street and east of Miller Street to end of Government Buildings, does not include Crossroads 13,989 Food 4 Less/Lucky Medians – 2400 block South Broadway 7,000 Casa Bonita – 2200 South Miller easements and Centerpoint easements (vines on walls) 9,217 Harvest Ranch – San Ysidro and Miller Street frontages, medians on Capistrano and bike path off La Purisima 12,490
Harvest Ranch Basin—at San Ysidro and Miller Streets 6,009 Toby Villas Basin—2500 South Miller 48,889
Toby Ranch – 2300 South Miller easement and East McCoy to end of street 59,454 Los Cabos (Rancho San Ysidro) – 2500 South Miller easements, vines located on San Ysidro from Miller Street going east bound to end of road and on San Ysidro 13,304 Los Cabos Basin—at McCoy and Miller 68,013
Knightbridge – 2500 South Miller easement, west-side of Miller Street 25,096 Santa Maria Way and South Miller Medians – intersection medians 10,252 Rolling Hills – 3100 Santa Maria Way easements and medians, small and large basins on Dauphin Street No mowing/edging 37,914
Rolling Hills Basins-Two basins along Santa Maria Way 11,436 Sunrise Hills – easements on both north and south sides of Sunrise Drive east of Maramonte Park, medians on South College Street south of Sunrise Drive to McCloud Street and easement on both east and west sides of South College Street from Sunrise Drive to McCloud Street 137,203
- 10 -
Battles Bike Path 115,554
New Love Extension 4,520
Arborwalk – frontage on Miller north of McCoy Lane 23,356 Mission Creek median – Santa Maria Way south of Sunrise Drive 2,030 Betteravia Business Plaza – Daniel Street and Betteravia past the commercial 7,581 Oak Creek Condos – frontage on Miller 8,063
South Broadway Medians – south of Stowell to Betteravia 34,387 South College median north of Santa Maria Way—Paved median 3,762 Total Southeast Landscape Maintenance District No. DS-6 1,062,307
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 seven (7) 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:
Crossroads Commercial Special Benefit Zone
Improvements associated with the Crossroads Commercial Special Benefit Zone include the public landscape easements that include medians on East Beteravia (east of government buildings), the medians o n C o l l e g e , a n d t h e m e d i a n s o n B r a d l e y ; t h e r o u n d a b o u t s o n C o l l e g e a n d B r a d l e y ( e s � m a t e d 1 1 5 , 1 8 0 square feet); the Cr ossr oads Bik e P ath (es�mat ed 43,141 square f eet); Cr ossr oads Basin at College an d Southside (es�mated 366,187 square feet); Parcel 27 basin botom (es�mated 46,154 square feet); and Beteravia Road off -ramps at Highway 101 (es�mated 95,105 squa re feet); collec�vely totaling an es�mated 37,238 square feet of improvements that includes the maintenance of street trees and recrea�onal elements within the drainage basins.
Maintenance costs include labor, equipment, plant materials and supplies, gr affi� removal, renova�on, u�lity costs, and District administra�on. The Crossroads Commercial Special Benefit Zone Assessment for fiscal year 2023/2024 will be $229,394 calculated based on the propor�onate area each parcel occupies within the special benefit zone. This Zone assessment is imposed only upon parcels within the Zone that receive a special benefit over and above general benefits provided to other parcels located in the District. - 11 -
The Crossroads Commercial parcels are also assessed the South Miller Street/South College Drive (Southeast) Landscape Maintenance District commercial assessment of $531.89 per assessment unit as detailed in Method of Appor�onment provided in Part II of this Report.
Crossroads Residen�al Special Benefit Zone
The C rossroads Cotages I and II and the Crossroads Estates subdivisions comprise the Crossroads Residen�al Special Benefit Zone. Improvements associated with the Crossroads Residen�al Special Benefit Zone include an es�mated 94,117 square feet of landscaped easements, landscaped drainage swale, landscaped bike trail, landscaped park sites, and specialty ligh�ng.
Maintenance costs include labor, equipment, plant materials and supplies, graffi� removal, renova�on, u�lity costs, and District administra�on. The Zone Assessment for fiscal year 2023/2024 will be $484.69 per assessment unit or tenant space. This Zone assessment is imposed only upon parcels within the Zone that receive a special benefit over and above general benefits provided to other parcels located in the District.
Crossroads Residen�al parcels are also assessed the South Miller Street/South College Drive (Southeast) Landscape Maintenance District residen�al assessment of $131.16 per assessment unit as detailed in Method of Appor�onment provided in Part II of this Report.
Bradley Square Special Benefit Zone
Improvements associated with the Bradley Square Special Benefit Zone include the roundabout at McCoy and College; the roundabout at Bradley and McCoy; the frontage along McCoy Lane up to the proposed on-ramp; the frontage landscaping along Crossroads Lane, Bradley Road, College to Sunrise, San Ysidro, and Lewis Road; the medians on College; Fire Sta�on 4 landscaping; park frontage along Hawkins, Leahy and Forbes, Leo Trujillo area and en�re MPT adjacent to 101. Collec�vely, these improvement areas total an es�mated 350,028 square feet.
Maintenance costs include labor, equipment, plant materials and supplies, graffi� removal, renova�on, u�lity costs, and District administra�on. The Bradley Square Special Benefit Zone Assessment for fiscal year 2023/2024 will be $317.53 per assessor parcel number or tenant space. This Zone assessment is imposed only upon parcels within the Zone that receive a special benefit over and above general benefits provided to other parcels located in the District.
The Bradley Square Special Benefit Zone parcels are also assessed the South Miller Street/South College Drive (Southeast) Landscape Maintenance District residen�al assessment of $131.16 per assessment unit as detailed in Method of Appor�onment provided in Part II of this Report.
Enos Ranch Special Benefit Zone (Commercial and Residen�al) - 12 -
Collec�vely the Enos Ranch Commercial Special Benefit Zone and Enos Ranch Residen�al Special Benefit Zone benefit from the maintenance of improvements which provide special benefits to parcel with the zone(s) which may include but is not limited to the public landscape easements on Beteravia Road medians and north side, Bradley Rd and College from Beteravia to Batles including medians, both sides of Meehan and Shepard, the south side of Batles along the bike path, the pedestrian path from Inger to College and areas along the Southbound Hwy. 101 offramp(es�mated 277,197 square feet); Enos Ranch basin and ad jacent landscaped slope(es�mated 140,804 square feet). Collec�vely, the Enos Ranch improvements total an es�mated 418,001 square feet. Maintenance costs include labor, equipment, plant materials and supplies, graffi� removal, renova�on, u�lity costs, and District administra�on. • Enos Ranch Commercial Special Benefit Zone: Many retail businesses, restaurants, and car dealerships comprise this Special Benefit Zone. The Enos Ranch Special Benefit Zone accounts for costs to maintain improvements which pro vide special benefits to parcels within the zone. The Enos Ranch Commercial Special Benefit Zone Assessment for fiscal year 2023/2024 will be $167,840 calculated based on the propor�onate area each parcel occupies within the special benefit zone. This Zone assessment is imposed only upon parcels within the Zone that receive a special benefit over and above general benefits provided to other parcels located in the District.
The Enos Ranch parcels are also assessed the South Miller Street/South College Drive (Southeast) Landscape Maintenance District commercial assessment of $531.89 per APN or tenant space as detailed in Method of Appor�onment provided in Part II of this Report.
• Enos Ranch Residen�al Special Benefit Zone: The Easton Apartments comprise this residen�al Special Benefit Zone. The Enos Ranch Special Benefit Zone accounts for costs to maintain improvements which provide special benefits to parcels within the zone. Improvements associated with this Special Benefit Zone include the signature ten foot landscaped parkways, tree lined roadways, landscaped medians, and the historic Smith-Enos House and park site.
The Enos Ranch Residen�al Special Benefit Zone Assessment for fiscal year 2023/2024 will be $192.67 per assessor parcel number or tenant space. This Zone assessment is imposed only upon parcels within the Zone that receive a special benefit over and above general benefits provided to other parcels located in the District.
The Enos Ranch parcels are also assessed the South Miller Street/South College Drive (Southeast) Landscape Maintenance District residen�al tenant space assessment of $131.16 per residen�al unit 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 an d 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 landscap ed 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 valu e) 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 methodo logy for districts 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 apporti onment originally 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 dwellin g 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, eac h 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 o n the intensity 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 special 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. This 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 th e 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
SOUTHEAST LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT NO. DS-11
ESTIMATED BUDGET
2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $177,800 $186,512
Contract, Supplies, Renovation $170,208 $171,594
Administration $565,668 $593,386
Total Expenditures $913,676 $951,492
ESTIMATED REVENUES
Special Assessment $663,133 $688,672
City General Benefit Contribution $250,543 $262,820
Total Revenues $913,676 $951,492
- 19 -
CROSSROADS COMMERCIAL SBZ 2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $32,300 $33,883
Contract, Supplies, Renovation $135,927 $167,202
Administration $26,986 $28,309
Total Expenditures $195,213 $229,394
ESTIMATED REVENUES
Special Benefit Assessment $195,213 $229,394
Total Revenues $195,213 $229,394
CROSSROADS RESIDENTIAL SBZ 2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $30,380 $31,869
Contract, Supplies, Renovation $33,831 $35,339
Administration $11,707 $12,281
Total Expenditures $75,918 $79,489
ESTIMATED REVENUES
Special Benefit Assessment $75,918 $79,489
Total Revenues $75,918 $79,489
BRADLEY SQUARE SBZ 2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $110,010 $115,401
Contract, Supplies, Renovation $85,258 $89,625
Administration $31,274 $32,807
Total Expenditures $226,542 $237,833
ESTIMATED REVENUES
Special Benefit Assessment $226,542 $237,833
Total Revenues $226,542 $237,833
- 20 -
ENOS RANCH COMMERCIAL SBZ 2022/2023* 2023/2024
ESTIMATED EXPENDITURES
Utilities $1,500 $1,574
Contract, Supplies, Renovation $152,885 $131,226
Administration $33,088 $34,710
Total Expenditures $187,473 $167,510
ESTIMATED REVENUES
Special Benefit Assessment $187,473 $167,510
Total Revenues $187,473 $167,510
*the totals reported in 2022/23 were inaccurate; correct total should be $159,686
ENOS RANCH RESIDENTIAL SBZ 2022/2023 2023/2024
ESTIMATED EXPENDITURES
Utilities $0 $0
Contract, Supplies, Renovation $68,348 $71,552
Administration $4,870 $5,109
Total Expenditures $73,218 $76,661
ESTIMATED REVENUES
Special Benefit Assessment $73,218 $76,661
Total Revenues $73,218 $76,661
- 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, Government 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 the assessment is imp osed.” 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 adjustment 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 max imum 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 discontinue the prepara tion 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-6 and the Zones therein for Fiscal Year 2023/2024. In addi�on to depic�ng the boundaries of the Zones, the diagrams also provide a visual depic�on of the general loca�on of the improvement areas being funded and maintained within the Distr ict 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 tho se 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 -
Crossroads Commercial Special Benefit Zone
- 27 -
Crossroads Residen�al Special Benefit Zone
- 28 -
Bradley Square Special Benefit Zone
- 29 -
Enos Ranch Commercial and Residen�al 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 reference, 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, by referenc e, 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.