Agenda packet, regular meeting — Vallejo City Council, June 10, 2025 (part 5 of 15)

Date: June 10, 2025
Subject: HOLD A PUBLIC HEARING TO CONSIDER AND POSSIBLY ADOPT A RESOLUTION APPROVING AN AMENDMENT TO THE GENERAL PLAN LAND USE MAP (GPA23- 0001) TO CHANGE THE LAND USE DESIGNATION AT THE PROPERTY LOCATED AT 1235 WARREN AVENUE (APN: 0074-160-730) FROM PRIMARILY SINGLE- FAMILY (R-SF) TO BUSINESS/LIMITED RESIDENTIAL (B/LR); AND INTRODUCING AN ORDINANCE AMENDING THE ZONING MAP (CTA23-0001) TO

CHANGE THE ZONING DESIGNATION FROM RESIDENTIAL LOW DENSITY (RLD)

TO REGIONAL COMMERCIAL (RC)

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major transportation corridor and an existing freeway on-ramp, as well as being in close proximity to an existing retail commercial shopping center immediately south of the I-780 freeway, currently vacant project site would be more conducive to the wider array of commercial and residential uses under the proposed “Business/Limited Residential” land use designation. Additionally, any commercial use located in this area would be more likely to attract and serve a combination of local and regional visitors, which would be better served by the “Business/Limited Residential” land use designation versus the current “Primarily Single-Family" General Plan land use designation.

Changing the project site’s proposed General Plan land use designation to “Business/Limited Residential” also furthers existing General Plan Goals as follows:
• Goal EET-2 calls for good jobs, education, and training. This goal includes policies to attract employment- and tax-generating businesses to Vallejo.
• Goal NBE-2 aims to establish Vallejo as an attractive place to live, work, shop, and enjoy time off.

Within this goal, policies calling for a balance between jobs and housing, as well as promoting economically feasible infill development serving the community on underutilized sites would be furthered through the proposed change in land use designation for this site.

Lastly, the proposed change for the site from “Primarily Single-Family" to "Business/Limited Residential" would not result in a loss of potential residential development within the City, as the "Business/Limited Residential" land use designation would allow for residential development at a higher density than the “Primarily Single- Family" land use designation.

II. Zoning Map Amendment

As mentioned above, the project site is currently zoned RLD which allows for low-density residential uses with a primary focus on permanent single unit residences, including detached and attached units (VMC 16.202). A few small, neighborhood-serving commercial uses are also permitted within this zoning district, mostly through the Minor Use Permit process. The RLD zoning district permits a maximum residential density of 12 units per acre.

The proposal is to change the zoning district for this site from RLD to “Regional Commercial” (RC). The intent of the RC zoning district, as outlined in VMC 16.204, is to provide for a broader range of general retail, services, and entertainment at a scale to serve not only the immediate surrounding residential neighborhood, but consumers and visitors from the wider region. In addition to a wider range of permitted commercial uses, the RC zoning district continues to allow for residential development at a higher density than the existing RLD zoning district permits, with a minimum of 18 units per acre and a maximum of 50 units per acre.

Staff believes the change in district boundaries would be considered consistent in principle with the General Plan, in that the subject property is located adjacent to the I-780 freeway, allowing for access by local and regional customers. Additionally, this amendment proposes a land use change (from residential to commercial) that is consistent with other commercial uses along the corridor, most notably, the existing retail

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CHANGE THE ZONING DESIGNATION FROM RESIDENTIAL LOW DENSITY (RLD)

TO REGIONAL COMMERCIAL (RC)

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commercial shopping center located immediately southwest of the project site across the freeway.

Staff believes the proposed change in district boundaries would also be considered consistent with the purpose of the Zoning Code, which is to promote the growth of the city in an orderly manner, promoting and protecting the public health, safety, and general welfare. The subject site is already served by existing utilities and infrastructure and the proposed change from RLD to RC would serve to broaden the array of allowable uses at the site at an appropriate scale considering the site's location adjacent to a major transportation corridor and an existing freeway on-ramp, as well as being in close proximity to an existing retail commercial shopping center immediately south of the I-780 freeway.

Lastly, staff believes the change in district boundaries would be necessary to achieve the balance of land uses desired by the city, consistent with the general plan, and to increase the inventory of land within a given zoning district. The subject property is increasing the amount of RC zoned land by just under one-half acre, which would still allow for the development of the parcel with a residential use albeit at greater density than is permitted by the current zoning district.

FISCAL IMPACT
Approval of the project would increase potential revenue from building permit fees associated with future physical improvements of the site. The proposed change would also increase the City's potential to receive business license tax and property tax revenues both directly from the subject property and indirectly through potential property value increases resulting from onsite improvements.

ENVIRONMENTAL REVIEW
The City retained ESA Associates, Inc. (ESA) to prepare an addendum to the existing Vallejo General Plan 2040 Environmental Impact Report (EIR) (SCH#20141120356), certified by the City Council on August 29, 2017, to evaluate whether the proposed changes would result in any new or substantially more severe significant environmental effects or require any new mitigation measures not identified in the General Plan 2040 EIR. The addendum (included as Attachment 5 to this staff report) concludes that none of the conditions described in CEQA Guidelines Section 15162 and 15164 calling for preparation of a subsequent EIR have occurred; therefore, no environmental review is required beyond that which is provided in the addendum.

NOTICE AND COMMENTS

On May 20, 2025, pursuant to VMC Section 16.602.08 “Noticing,” a 21-calendar day notice of this hearing was published in the Times Herald, mailed to all active neighborhood groups and all property owners within 500 feet of the subject parcel, and any other local agency expected to provide water, wastewater treatment, or other essential facilities or services to the project, as well as to members of the Planning Commission, the applicant and property owner.

As of the writing of this report, staff have not received any comments.

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CHANGE THE ZONING DESIGNATION FROM RESIDENTIAL LOW DENSITY (RLD)

TO REGIONAL COMMERCIAL (RC)

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ATTACHMENTS

1. Resolution Approving GP Amendment (GPA23-0001)_CAO Stamp

2. Exhibit A - General Plan Map Amendment

3. Exhibit B - Conditions of Approval

4. Ordinance Amending the Zoning Map_CAO Stamp

5. Attachment 1 - Addendum to General Plan 2040 EIR

6. Exhibit A - Zoning Map Amendment

7. Planning Commission Staff Report and Adopted Resolution 25-05

CONTACT
Kristin Pollot, AICP, Planning & Development Services Director (707) 648-4326 [email protected]
Robert Busick, AICP, Senior Planner (707) 648-5422
[email protected]

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RESOLUTION NO. 25-_____ N.C.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VALLEJO APPROVING AN AMENDMENT TO THE GENERAL PLAN LAND USE MAP (GPA23-0001) TO CHANGE THE LAND USE DESIGNATION AT THE PROPERTY LOCATED AT 1235

WARREN AVENUE FROM PRIMARILY SINGLE-FAMILY (R-SF) TO

BUSINESS/LIMITED RESIDENTIAL (B/LR)
APN: 0074-160-730
* * * * * * * * * * * * * * * * * * * * * * * * *

RECITALS
WHEREAS, Scott Foster (the “Applicant”) is the property owner of a 0.49-acre parcel located at 1235 Warren Avenue (APN: 0074-160-730) (the “Project Site” or “Subject Property”); and
WHEREAS, the Project Site is currently occupied by a one-story, non-conforming commercial building and an adjacent surface parking lot. Existing uses surrounding the Project Site primarily consist of residential, commercial, and public and semi-public uses.

To the north of the Project Site, across Warren Avenue, are cemeteries including the St.

Vincent Cemetery and Carquinez Cemetery. To the east of the Project Site, across Glen Cove Road is the All Souls Cemetery and Funeral Center. To the south of the Project Site, across the I-780, are residential and commercial uses. To the west of the Project Site, within unincorporated Solano County, are primarily residential uses; and WHEREAS, on August 29, 2017, the City Council adopted the Vallejo General Plan 2040, and designated the Project Site as Primarily Single-Family (R-SF); and

WHEREAS, on June 22, 2021, the City Council adopted a new Zoning Code and Zoning Map and rezoned the Project Site to Residential Low Density (RLD); and

WHEREAS, on May 18, 2023, the Applicant applied for a General Plan Amendment to change the existing General Plan land use map designation of the property from “Primarily Single-Family” to “Business/Limited Residential” and a Zoning Map Amendment to change the zoning designation from “Residential Low Density” to “Regional Commercial” (the “Project”); and
WHEREAS, the Project is subject to the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code Sections 21000-21178), as amended, and the CEQA Guidelines (California Code of Regulations Title 14, Chapter 3); and WHEREAS, the City caused an Addendum to the Vallejo General Plan 2040, Environmental Impact Report (EIR) (SCH#2014112035) to be prepared for the Project in accordance with CEQA Guidelines Section 15162 and 15164; and ATTACHMENT 1

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WHEREAS, on April 7, 2025, the City of Vallejo Planning Commission, after giving all public notices required by State law and the City of Vallejo Municipal Code, conducted a duly noticed public hearing to consider and receive public testimony on the Project; and WHEREAS, the Planning Commission considered testimony and evidence, both written and oral, provided at the public hearing, as well as other documents contained in the record of proceedings relating to the project, which are maintained in the offices of the City of Vallejo Planning Division; and
WHEREAS, based on evidence received in the Planning Commission staff report and at the April 7, 2025 public hearing, the Planning Commission made the required factual findings for and recommended approval of the Project to the City Council with a 4-0 vote (three absences)(Ayes: Blind, Taylor, Maderios and Beasly-Stansberry and absent:

Douglass, Balbuena and Standafer); and
WHEREAS, on May 20, 2025, pursuant to VMC Section 16.602.08(A), notice of this City Council public hearing was published in the Times Herald and mailed to all active neighborhood groups and property owners within 500 feet of the Subject Property and electronically mailed to the members of the Planning Commission, members of the City Council, the Applicant and any interested parties; and
WHEREAS, on June 10, 2025, the City Council, after giving all public notices required by State law and the City of Vallejo Municipal Code, conducted a duly noticed public hearing to consider and receive public testimony on the Project.

NOW THEREFORE, BE IT RESOLVED that the City Council hereby finds and resolves as follows:

I. RECITALS
The foregoing recitals are true and correct and are incorporated into the findings herein.

II. RECORD OF PROCEEDINGS
The Record of Proceedings (“Record”) upon which the City Council bases its decision on the project at issue herein, includes, but is not limited to:

1. The application, including all studies, data and correspondence submitted to the City in connection with the Project;

2. The environmental document (General Plan 2040 EIR Addendum) prepared for the Project;

3. All staff reports and other documentation and information produced by or on behalf of the City in connection with the Project;

4. All documentary and oral evidence received at the public hearings regarding the Project;

5. All matters of common knowledge and all official enactments and acts of the City, including without limitation: (a) the City of Vallejo General Plan 2040 and its related EIR; (b) the 2021 Zoning Code and its Initial Study and Mitigated Negative Declaration; (c) the Vallejo Municipal Code; (d) all designs, plans, studies, data and correspondence submitted to the City in connection with the Project; (e) all

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documentary and oral evidence received at the public hearing regarding the Project; (f) other applicable City of Vallejo policies and regulations; and (g) all applicable state and federal laws, rules, regulations, reports, records and projections related to development within the City of Vallejo and its surrounding areas.

The Custodian of Record is the City Clerk of the City of Vallejo, 555 Santa Clara Street, Vallejo, California 94590.

III. CERTIFIED EIR AND ADDENDUM CONSIDERED

1. The Addendum has been completed in compliance with the California Environmental Quality Act (Public Resources Code Section 21166 and CEQA Guidelines Sections 15162 and 15164); and

2. The City Council considered the Vallejo General Plan 2040 Certified EIR and Addendum before making its decision on the General Plan Amendment; and

3. The Addendum reflects the City’s independent judgment and analysis as Lead Agency.

IV. CEQA GUIDELINES SECTION 15162 – FINDINGS AND DETERMINATION The City Council hereby finds and determines that:

1. The Project does not represent a substantial change from the General Plan 2040 which would require major revisions of the General Plan 2040 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

2. The Project contains no substantial changes with respect to the circumstances under which the proposed land use and zoning amendments are undertaken.

Therefore, the Project would not require any major revisions of the General Plan 2040 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and

3. No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the General Plan 2040 EIR was adopted, shows any of the following:
(A) Pursuant to CEQA Guidelines Section 15162(a)(3)(A), the Project would not have new significant effects not discussed in the General Plan 2040 EIR. (B) Pursuant to CEQA Guidelines Section 15162(a)(3)(B), no significant effects previously identified in the General Plan 2040 EIR would be substantially more severe as a result of the Project.
(C) Pursuant to CEQA Guidelines Section 15162(a)(3)(C), there are no mitigation measures or alternatives previously found not to be feasible that would in fact be feasible. The Project is not proposing any changes that would affect the feasibility of previously discussed mitigation measures or alternatives. (D) Pursuant to CEQA Guidelines Section 15162(a)(3)(D), the Project would not result in any new or substantially more severe significant impacts that were not previously disclosed in the General Plan 2040 EIR. The Project’s General Plan

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Amendment and Zoning Map Amendment are not proposing any changes that would require consideration of new or different mitigation measures or alternatives from those adopted in the General Plan 2040 EIR that would substantially reduce one or more significant effects on the environment.

V. FINDINGS RELATING TO THE APPROVAL OF THE GENERAL PLAN MAP

AMENDMENT
The City Council hereby makes the following findings as required by Section

17.04.060 of the Vallejo Municipal Code:

1. The proposed General Plan Map Amendment would be in the public interest.

Facts in Support: The proposed General Plan land use designation of “Business/Limited Residential” provides for high quality employment-based businesses including restaurants, retail stores, automotive services, personal and business services, hotels, and recreational facilities that cater to the needs of businesses, employees, and residents of the surrounding area. Residential uses are also accommodated within this designation, with a minimum residential density of 25 dwelling units per acre (du/ac), up to 50 du/ac. With the location of this Project Site adjacent to a major transportation corridor and an existing freeway on-ramp, as well as being in close proximity to an existing retail commercial shopping center immediately south of the I-780 freeway, the currently vacant Project Site would be attractive to a wider array of commercial and residential uses under the proposed “Business/Limited Residential” land use designation than under the current land use designation of “Primarily Single-Family.”

2. The proposed amendment would further the following goals, objectives, policies and programs of the General Plan because it would allow for tax- and employment- generating commercial businesses in that :
•Goal EET-2 calls for good jobs, education, and training. This goal includes policies to attract employment- and tax-generating businesses, to Vallejo. •Goal NBE-2 aims to establish Vallejo as an attractive place to live, work, shop, and enjoy time off. The policies which implement this Goal call for a balance between jobs and housing, and the promotion of economically feasible infill development serving the community on underutilized sites.

3. Last, the proposed change from “Primarily Single-Family" to "Business/Limited Residential" would not result in a loss of potential residential development within the City, as the "Business/Limited Residential" land use designation would allow for residential development at a higher density than the “Primarily Single-Family" land use designation.

VI. DECISION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council hereby APPROVES an amendment to the General Plan Land Use Map (GPA23-0001) as set forth in Exhibit “A”, attached hereto and incorporated by reference, changing the “Primarily Single-Family” land use designation for 1235 Warren Avenue APN: 0074-160-730 to

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“Business/Limited Residential”, subject to the conditions of approval in Exhibit “B”, attached hereto and incorporated by reference.

ADOPTED BY THE CITY COUNCIL OF THE CITY OF VALLEJO at a regular meeting held on 10th day of June 10, 2025, with the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
________________________________________

ANDREA SOURCE, MAYOR
Attest:
________________________________________

DAWN ABRAHAMSON, CITY CLERK

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Exhibit B

CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT (GPA23-0001)
ZONING MAP AMENDMENT (CTA23-0001)
1235 WARREN AVENUE
(APN: 0074-160-730)
PERMIT DESCRIPTION: The project consists of a General Plan Amendment to change the site’s existing General Plan land use map designation from “Primarily Single-Family” to “Business/Limited Residential,” as well as a Zoning Map Amendment to change the zoning district from “Residential Low Density” to “Regional Commercial.”
Applicant/
Property
Owner:

Scott Foster
113 Chartmaster Place
Vallejo, CA 94591
A. PLANNING DIVISION
Staff contact: Robert Busick, AICP, Senior Planner
[email protected] | 707.648.5422
Indemnity and Time Limitations

1. The applicant and any successor in interest, whether in whole or in part, shall defend, indemnify, and hold harmless the City and its agents, officers, attorneys, and employees from any claim, action, or proceeding brought against the City or its agents, officers, attorneys, or employees, to attack, set aside, void, or annul the Planning Commission’s recommendation to the City Council at issue herein. This indemnification shall include damages or fees awarded against the City, if any, costs of suit, attorney’s fees, and other costs and expenses incurred in connection with such action whether incurred by the applicant, the City, and/or parties initiating or bringing such action.

2. The applicant and any successor in interest, whether in whole or in part, shall defend, indemnify, and hold harmless the City, its agents, employees, and attorneys for all costs incurred in additional investigation of or study of, or for supplementing, preparing, redrafting, revising, or amending any document, if made necessary by said legal action and the applicant desires to pursue securing such approvals, after initiation of such litigation, which are conditioned on the approval of such documents in a form and under conditions approved by the City Attorney.

3. In the event that a claim, action, or proceeding described in no.1 or 2 above is brought, the City shall promptly notify the applicant of the existence of the claim, action, or proceeding, and the City will cooperate fully in the defense of such claim, action, or proceeding. Nothing herein shall prohibit the City from participating in the defense of any claim, action, or proceeding; the City shall retain the right to (i) approve the counsel to so defend the City, (ii) approve all significant decisions concerning the manner in which the defense is conducted, and (iii) approve any and all settlements, which approval shall not be unreasonably withheld. The City shall also have the right not to participate in said defense, except that the City agrees to cooperate with the applicant in the defense of said claim, action, or proceeding. If the City chooses to have counsel of its own to defend any claim, action, or proceeding where the applicant has already retained counsel to defend the

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City in such matters, the fees and expenses of the counsel selected by the City shall be paid by the applicant.

4. The applicant and any successor in interest, whether in whole or in part, indemnifies the City for all the City’s costs, fees, and damages which the City incurs in enforcing the above indemnification provisions.

5. Unless a shorter limitation period applies, the time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6. 2

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ORDINANCE NO. ______N.C. (2d)

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VALLEJO AMENDING THE ZONING MAP (CTA23-0001) TO CHANGE THE ZONING DESIGNATION OF THE PROPERTY LOCATED AT 1235 WARREN AVENUE (APN: 0074-160-730) FROM

RESIDENTIAL LOW DENSITY (RLD) TO REGIONAL COMMERCIAL (RC) * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS, Scott Foster (the “Applicant”) is the property owner of a 0.49-acre parcel located at 1235 Warren Avenue (APN: 0074-160-730) (the “Project Site” or “Subject Property”); and WHEREAS, the Project Site is currently occupied by a one-story, non-conforming commercial building and an adjacent surface parking lot. Existing uses surrounding the Project Site primarily consist of residential, commercial, and public and semi-public uses. To the north of the Project Site, across Warren Avenue, are cemeteries including the St. Vincent Cemetery and Carquinez Cemetery. To the east of the Project Site, across Glen Cove Road is the All Souls Cemetery and Funeral Center. To the south of the Project Site, across the I-780, are residential and commercial uses. To the west of the Project Site, within unincorporated Solano County, are primarily residential uses; and
WHEREAS, on August 29, 2017, the City Council adopted the CEQA Findings of Fact, Statement of Significance, and Mitigation Monitoring and Reporting Program, and certified the Environmental Impact Report (EIR) for the Vallejo General Plan 2040 (SCH#2014112035); and WHEREAS, on June 22, 2021, the City Council adopted a new Zoning Code and Zoning Map and rezoned the Project Site to Residential Low Density (RLD), to ensure consistency with the updated General Plan; and
WHEREAS, on May 18, 2023, Mr. Foster applied for a General Plan Amendment to change the existing General Plan land use map designation of the property from “Primarily Single-Family” to “Business/Limited Residential” and a Zoning Map Amendment to change the zoning designation from “Residential Low Density” to “Regional Commercial” (the “Project”); and WHEREAS, VMC Section 17.06.020 and Government Code Section 65359 provide that, in every instance, the Zoning Code shall be consistent with the General Plan. VMC Table 16.102- A provides that the proposed "Regional Commercial" zoning district for the site is consistent with the proposed "Business/Limited Residential" General Plan land use designation. Therefore, the Project as proposed will retain consistency between documents; and WHEREAS, the Project is subject to the requirements of the California Environmental Quality Act (CEQA), as amended (Public Resources Code Sections 21000-21178), and the California Environmental Quality Act Guidelines (California Code of Regulations Title 14, Chapter 3); and WHEREAS, the City caused an Addendum to the Vallejo General Plan 2040, Environmental Impact Report (EIR) (SCH#2014112035) to be prepared for the Project in accordance with CEQA Guidelines Section 15162 and 15164; and
WHEREAS, at a regular meeting held on April 7, 2025, the City of Vallejo Planning Commission, after giving all public notices required by State law and the City of Vallejo

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Municipal Code, conducted a duly noticed public hearing at which it considered all oral and written testimony and at the conclusion thereof adopted a resolution by a 4-0 vote (three absences)(Ayes: Blind, Taylor, Maderios and Beasly-Stansberry; and absent: Douglass, Balbuena and Standafer) recommending the City Council find that the proposed amendment to the General Plan Map, and the amendment to the Zoning Map do not require a subsequent EIR, supplemental EIR, or negative declaration pursuant to CEQA Guidelines Section 15162 and adopt the Addendum and approve the Project; and
WHEREAS, on May 20, 2025, pursuant to Vallejo Municipal Code (VMC) Section 16.602.08(A), notice of this City Council hearing was published in the Times Herald and mailed to all active neighborhood groups and property owners within 500 feet of the Subject Property and electronically mailed to the members of the City Council, the Planning Commission, the Applicant, and any interested parties; and
WHEREAS, the Record of Proceedings (“Record”) upon which the City Council bases its decision on the Project at issue herein, includes, but is not limited to: (1) the environmental document prepared for the Project and the appendices and technical reports cited in and/or relied upon in preparing same; (2) the staff reports, City files and records and other documents, prepared for and/or submitted to the City relating to the environmental document and the Project; (3) the evidence, facts, findings and other determinations set forth in this ordinance; (4) the City of Vallejo General Plan and its related EIR; (5) the Vallejo Zoning Ordinance and its related revised Initial Study/Mitigated Negative Declaration; (6) the Vallejo Municipal Code and its related environmental documents; (7) all studies, data and correspondence submitted to the City in connection with the environmental document and the Project; (8) all documentary and oral evidence received at public hearings regarding the environmental document(s) and the Project; (9) all other matters of common knowledge to the City Council including, but not limited to, City, state, and federal laws, policies, rules, regulations, reports, records and projections related to development within the City of Vallejo and its surrounding areas; and WHEREAS, the location and custodian of the records is the Planning and Development Services Department, 555 Santa Clara Street, Vallejo, California 94590; and WHEREAS, on June 10, 2025, the City Council, after giving all public notices required by State law and the City of Vallejo Municipal Code, conducted a duly noticed public hearing on the Project, during which staff of the Planning and Development Services Department presented its report and all interested persons had an opportunity to be heard; and WHEREAS, following the hearing, the City Council considered all oral and documentary evidence relating to the proposed Project.

NOW THEREFORE THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:

Section 1. All of the facts set forth in the Recitals are true and correct and are hereby incorporated and adopted as findings of the City Council as if fully set forth herein.

Section 2. CEQA Findings
As shown in the Addendum to the Vallejo General Plan 2040 EIR (SCH#2014112035), attached hereto as Attachment 1, and in accordance with Public Resources Code Section 21166 and

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California Environmental Quality Act Guidelines Sections 15162 and 15164, no environmental review beyond an addendum to the previously certified EIR for the Vallejo General Plan 2040 (SCH#2014112035) is required for the Project because:

2. The Project contains no substantial changes with respect to the circumstances under which the proposed land use and zoning amendments are undertaken. Therefore, the Project would not require any major revisions of the General Plan 2040 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and

A. Pursuant to CEQA Guidelines Section 15162(a)(3)(A), the Project would not have new significant effects not discussed in the General Plan 2040 EIR.

B. Pursuant to CEQA Guidelines Section 15162(a)(3)(B), no significant effects previously identified in the General Plan 2040 EIR would be substantially more severe as a result of the Project.

C. Pursuant to CEQA Guidelines Section 15162(a)(3)(C), there are no mitigation measures or alternatives previously found not to be feasible that would in fact be feasible. The Project is not proposing any changes that would affect the feasibility of previously discussed mitigation measures or alternatives.

D. Pursuant to CEQA Guidelines Section 15162(a)(3)(D), the Project would not result in any new or substantially more severe significant impacts that were not previously disclosed in the General Plan 2040 EIR. The Project’s General Plan Amendment and Zoning Map Amendment are not proposing any changes that would require consideration of new or different mitigation measures or alternatives from those adopted in the General Plan 2040 EIR that would substantially reduce one or more significant effects on the environment.

The Addendum to the EIR reflects the City’s independent judgment.

Section 3. Zoning Map Amendment Findings

1. The change in district boundaries is consistent with the General Plan.

Facts in Support: The proposed zoning designation of Regional Commercial implements the Business/Limited Residential General Plan land use designation, as shown in VMC Table 16.201-A. Further, because the Subject Property is located adjacent to the I-780 freeway, the change in district boundaries from Residential Low Density to Regional Commercial would allow for uses consistent with other commercial uses along this corridor.

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2. The change in district boundaries is consistent with the purpose of the Zoning Code to promote the growth of the city in an orderly manner and to promote and protect the public health, safety, and general welfare;
Facts in Support: Because the Subject Property is located immediately adjacent to Interstate 780 at the intersection of Glen Cove Road, the change in district boundaries would provide a transitional buffer between that busy highway intersection and the residential neighborhoods beyond, thus protecting the public health, safety, and general welfare. Additionally, rezone would allow for a wider array of commercial and residential uses and thus promote the growth of the City in an orderly manner.

3. The change in district boundaries is necessary to achieve the balance of land uses desired by the city, consistent with the general plan, and to increase the inventory of land within a given zoning district.

Facts in Support: Rezoning the one-half acre Subject Property to Regional Commercial would allow for a wider array of commercial uses beyond those allowed under the current Residential Low Density zoning designation and for residential development at a greater density than presently permitted.

Section 4. Zoning Map Amendment.

The City of Vallejo’s official zoning map and district boundaries referenced in Vallejo Municipal Code Section 16.102.02 (Official Zoning Map and District Boundaries) are hereby amended as set forth in Exhibit A, attached hereto and incorporated herein by reference.

Section 5. Typographical or Clerical Errors.

Any typographical or clerical errors in this Ordinance may be remedied by the City Attorney with the assistance of the City Clerk and shall not constitute an alteration Section 6. Severability.

If any section, subsection, sentence, clause, phrase or word of this Ordinance is for any reason held to be invalid by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed and adopted this Ordinance, and each and all provisions hereof, irrespective of the fact one or more provisions may be declared invalid.

Section 7. Effective Date
This Ordinance shall take effect and be in full force and effect from and after thirty (30) days after its final passage.

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1235 WARREN AVENUE ADDENDUM
Prepared for April 2025
City of Vallejo
180 Grand Avenue
Suite 1050
Oakland, CA 94612
510.839.5066
esassoc.com
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202100336

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OUR COMMITMENT TO SUSTAINABILITY | ESA helps a variety of public and private sector clients plan and prepare for climate change and emerging regulations that limit GHG emissions. ESA is a registered assessor with the California Climate Action Registry, a Climate Leader, and founding reporter for the Climate Registry. ESA is also a corporate member of the U.S. Green Building Council and the Business Council on Climate Change (BC3). Internally, ESA has adopted a Sustainability Vision and Policy Statement and a plan to reduce waste and energy within our operations. This document was produced using recycled paper.

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1. General Project Information
1235 Warren Avenue Project i ESA / D202401335.00
April 2025

TABLE OF CONTENTS
1235 Warren Avenue Project Addendum
Page

1. General Project Information .......................................................................................... 1

1.1 Project Title ............................................................................................................. 1

1.2 Lead Agency Name and Address ........................................................................... 1

1.3 Project Case File Number ....................................................................................... 1

1.4 Contact Person and Phone Number ....................................................................... 1

1.5 Project Location....................................................................................................... 1

1.6 Existing General Plan Designation .......................................................................... 1

1.7 Existing Zoning Designation ................................................................................... 1

1.8 Requested Permits .................................................................................................. 2

2. Purpose and Determination .......................................................................................... 3

2.1 Purpose of Addendum ............................................................................................ 3

2.2 Determination .......................................................................................................... 4

3. Background .................................................................................................................... 6

3.1 Planning Context ..................................................................................................... 6

3.2 CEQA Context ......................................................................................................... 6

4. Project Description ........................................................................................................ 7

4.1 1235 Warren Avenue Project Site .......................................................................... 7

4.2 Project Characteristics ............................................................................................ 7

5. Environmental Analysis ................................................................................................ 9

5.1 Land Use and Planning ........................................................................................... 9

5.2 Cultural and Tribal Cultural Resources ................................................................. 13

5.3 Conclusion ............................................................................................................ 14

6. Summary of Findings .................................................................................................. 14

7. References .................................................................................................................... 16

Figures
Figure 1 Project Vicinity .................................................................................................... 8

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Table of Contents

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1. General Project Information
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1235 WARREN AVENUE PROJECT ADDENDUM

1. General Project Information

1.1 Project Title
1235 Warren Avenue Project

1.2 Lead Agency Name and Address
City of Vallejo
Planning and Development Services
555 Santa Clara Street
Vallejo, CA 94590

1.3 Project Case File Number
General Plan Map Amendment (GPA23-0001)
Zoning Map Amendment (CTA23-0001)

1.4 Contact Person and Phone Number
Robert Busick, AICP, Senior Planner
Planning and Development Services
[email protected]
(707) 648-5422

1.5 Project Location
1235 Warren Avenue
Vallejo, CA 94591
Assessor’s Parcel No. 0074-160-730

1.6 Existing General Plan Designation
Primarily Single-Family (R-SF)

1.7 Existing Zoning Designation
Residential Low Density (RLD)

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1.8 Requested Permits
Implementation of the Project would require the following discretionary actions by the City of Vallejo City Council:
• Approval of a General Plan Map Amendment
• Approval of a Zoning Map Amendment

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2. Purpose and Determination

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2. Purpose and Determination
This document is an Addendum to the Environmental Impact Report (EIR) for the Propel Vallejo General Plan Update and Sonoma Boulevard Specific Plan EIR (State Clearinghouse No. 2014112035), which was certified by the Vallejo City Council on August 29, 2017, and included the preparation of a General Plan Update as well as the development of a Specific Plan for the Sonoma Boulevard corridor (Sonoma Boulevard Specific Plan) and a citywide Zoning Code Update which were undertaken in parallel with the General Plan Update. The Final EIR, including the Draft EIR, discussed the potential environmental impacts associated with future development citywide under the General Plan 2040 (General Plan 2040 EIR) and along a 1.8- mile-portion of Sonoma Boulevard under the Sonoma Boulevard Specific Plan through 2040.

The General Plan 2040 serves as the previous California Environmental Quality Act (CEQA) document considered in this CEQA Analysis. The document is hereby incorporated by reference and can be obtained from the City of Vallejo Planning and Development Services at 555 Santa Clara Street, Vallejo, CA 94590, and on the City of Vallejo Long-Range Plans webpage at:
https://www.cityofvallejo.net/cms/One.aspx?portalId=16925451&pageId=17560683.

2.1 Purpose of Addendum
The purpose of this Addendum is to disclose and discuss any potential environmental impacts associated with the 1235 Warren Avenue Project (Project) to the General Plan 2040. The Project would involve changing the land use designation and zoning district of the project site (see Section 4, Project Description below for more details). This Addendum evaluates whether these proposed changes would result in any new or substantially more adverse significant effects or require any new mitigation measures not identified in the General Plan 2040 EIR.

2.1.1 Overview of CEQA Guidelines
Public Resources Code Section 21166 and CEQA Guidelines Sections 15162 and 15164 set forth the criteria for determining the appropriate additional environmental documentation, if any, to be completed when changes are proposed to a project that has a previously certified EIR. When considering the need for additional environmental review, the fundamental determination a lead agency must make is whether the previously certified EIR retains some informational value or whether changes in the project or circumstances have rendered it wholly irrelevant. If the previously certified EIR has continuing informational value, the lead agency then must determine whether the proposed changes in the project require additional environmental review under Public Resources Code Section 21166 and CEQA Guidelines Section 15162.

Pursuant to the CEQA Guidelines Section 15164, a lead agency will prepare an addendum to a previously certified EIR if some changes or additions are necessary, but none of the conditions described in CEQA Section 15162 calling for preparation of a subsequent EIR have occurred.

CEQA Guidelines Section 15162(a) states that no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:

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2. Purpose and Determination
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1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified si
gnificant effects;

2. Substantial changes occur with respect to the circumstances under which the project is unde
rtaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or

3. New information of substantial importance, which was not known and could not have bee n k
nown with the exercise of reasonable diligence at the time the previous EIR was certified as c
omplete or the negative declaration was adopted, shows any of the following:

A. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
B. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or D. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

CEQA Guidelines Section 15164(e) requires an addendum to include a brief explanation as to why no subsequent EIR is required. As further described in Section 2.2, Determination, below, the Project would not result in any of the conditions described in Section 15162 of the CEQA Guidelines requiring the preparation of a Subsequent EIR. Therefore, this Addendum is the appropriate environmental document to demonstrate compliance with CEQA and no additional environmental documentation or analysis is required.

2.2 Determination
Pursuant to CEQA Guidelines Section 15162(a)(1), the Project does not represent a substantial change from the General Plan 2040 which would require major revisions of the General Plan 2040 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Pursuant to CEQA Guidelines Section 15162(a)(2), the Project contains no substantial changes with respect to the circumstances under which the proposed land use and zoning amendments are undertaken. Therefore, the Project would not require any major revisions of the General Plan 2040 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

Pursuant to CEQA Guidelines Section 15162(a)(3), no new information of substantial importance, which was not known and could not have been known with the exercise of

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2. Purpose and Determination
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reasonable diligence at the time the General Plan 2040 EIR was adopted, shows any of the following:

A. Pursuant to CEQA Guidelines Section 15162(a)(3)(A), the Project would not have new significant effects not discussed in the General Plan 2040 EIR. The discussion in Section 5, Environmental Analysis, below provides reasons for this finding.

B. Pursuant to CEQA Guidelines Section 15162(a)(3)(B), no significant effects previously identified in the General Plan 2040 EIR would be substantially more severe as a result of the Project. The discussion in Section 5, Environmental Analysis, below provides reasons for this finding.

Therefore, in accordance with Public Resources Code Section 21166 and CEQA Guidelines Section 15162, no supplemental environmental review is required beyond this addendum. The Project is eligible for CEQA streamlining provisions in accordance with CEQA Guidelines Section 15164 for the use of an Addendum to the General Plan 2040 EIR.

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3. Background

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3. Background

3.1 Planning Context
The project site is located within the Propel Vallejo General Plan 2040 (General Plan 2040), for which the City of Vallejo certified an EIR in August 2017, pursuant to CEQA. The General Plan 2040 is the City’s primary land use regulatory tool used to guide physical change within the City through the year 2040. As described below, the General Plan 2040 EIR analyzed the environmental impacts of adoption and implementation of the General Plan 2040, and where the level of detail available was adequate for analyzing potential environmental effects, the General Plan 2040 EIR provided program-level CEQA review for foreseeable development.

3.2 CEQA Context

3.2.1 General Plan 2040 EIR
The General Plan 2040 EIR is a program EIR which was prepared pursuant to Section 15168 of the CEQA Guidelines due to the long-term planning horizon of the project and the permitting, planning, and development actions that are related both geographically and as logical parts in the chain of contemplated actions for implementation. Once a program EIR has been certified, subsequent activities within the program must be evaluated to determine whether additional CEQA review needs to be prepared. However, if the program EIR addresses the program’s effects as specifically and comprehensively as possible, subsequent activities could be found to be within the program EIR scope, and additional environmental review may not be required (CEQA Guidelines Section 15168[c]). When a program EIR is relied on for a subsequent activity, the lead agency must incorporate feasible mitigation measures and alternatives developed in the program EIR into the subsequent activities (CEQA Guidelines Section 15168[c][3]). This document is an addendum to the General Plan 2040 EIR which provides the planning level analysis evaluating the potential significant environmental impacts that could result from the reasonably foreseeable maximum development under the General Plan 2040.

To analyze potential impacts of full buildout, the General Plan 2040 EIR used the following growth projection: 24,826 new residents; 8,127 new households; 8,352 new housing units; and 26,532 new jobs (see Table 3-4 of the General Plan EIR). According to the 2020 census, the City of Vallejo currently has about 126,000 residents (U.S. Census Bureau 2025).

The General Plan 2040 EIR identified potentially significant environmental effects, some of which could be feasibly mitigated or avoided. Such effects and corresponding mitigation measures are identified in the General Plan 2040 EIR and are incorporated herein by reference. The mitigation measures and mitigation monitoring program are listed in the General Plan 2040 EIR.

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4. Project Description

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4. Project Description

4.1 1235 Warren Avenue Project Site

4.1.1 Project Location
The project site is located at 1235 Warren Avenue and is an approximately 0.49-acre parcel (Assessor’s Parcel Number 0074-160-730). The project site is bounded by Warren Avenue to the north, a vacant lot to the west, and an Interstate 780 (I-780) on-ramp to the east and south (see Figure 1).

4.1.2 Existing Site Conditions and Surrounding Context
The project site is currently occupied by a one-story, non-conforming commercial building and an adjacent surface parking lot. Existing uses surrounding the project site primarily consist of residential, commercial, and public and semi-public uses. To the north of the project site, across Warren Avenue, are cemeteries including the St. Vincent Cemetery and Carquinez Cemetery. To the east of the project site, across Glen Cove Road is the All Souls Cemetery and Funeral Center.

To the south of the project site, across the I-780, are residential uses as well as the Glen Cove Center which includes commercial uses. To the west of the project site, within unincorporated Solano County, are primarily residential uses.

4.2 Project Characteristics

4.2.1 Project Components
The project site is currently designated as Primarily Single-Family (R-SF) under the City of Vallejo’s General Plan and has a zoning district of Residential Low Density (RLD). The Project would involve a General Plan Map Amendment to convert the project site’s land use designation from Primarily Single-Family to Business/Limited Residential (B/LR) and a Zoning Map Amendment to convert the zoning district from Residential Low Density to Regional Commercial (RC).

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4. Project Description

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Figure 1 Project Location

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5. Environmental Analysis

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5. Environmental Analysis
The General Plan 2040 EIR identified potentially significant environmental effects, some of which could be feasibly mitigated or avoided. The Project would result in a land use designation and zoning district change, therefore the topics of Land Use and Planning as well as Cultural and Tribal Cultural Resources are discussed in more detail. The Project does not propose any components that would result in physical impacts or additional new impacts to the environment that were not identified in the General Plan 2040 EIR.

5.1 Land Use and Planning
The certified EIR found that land use and planning impacts from General Plan buildout would be less than significant and that no mitigation measures would be required.

The Project proposes a General Plan Map Amendment to convert the project site’s land use designation from Primarily Single-Family (R-SF) to Business/Limited Residential (B/LR). The R-SF land use designation applies to residential neighborhoods primarily characterized by detached single-family homes, although some older areas also have attached dwellings and small stores. The maximum permitted residential density in the R‐SF designation is 9 dwelling units per acre; however, in single‐family areas where accessory dwelling units are allowed, maximum permitted residential density is 12 dwelling units per acre. Therefore, under the current land use designation the maximum buildout of the project site would be 6 dwelling units.

The B/LR land use designation is intended to facilitate high quality employment-based businesses, including professional office; health care and life sciences; research and development; production, distribution, and repair (PDR); and light industrial, manufacturing, and similar uses conducted primarily inside of buildings. A mix of lot sizes is encouraged to accommodate small businesses as well as larger campus-style uses. Restaurants, retail stores, automotive services, personal and business services, hotels, and recreational facilities that cater to the needs of businesses, employees, and residents of the surrounding area are accommodated in the B/LR designation. Residential-only or mixed-use projects containing a residential component are also accommodated, providing that findings of compatibility can be made. The maximum permitted Floor Area Ratio (FAR) in the B/LR designation is 2.0, with minimum residential density of 25 dwelling units per acre up to 50 dwelling units per acre. Therefore, under the proposed B/LR land use designation the maximum buildout of the project site would be 25 units and approximately 42,700 square feet (sf). This could equate to an additional 75 residents, which is within the City’s projected 25,000 new residents, for a total build out of 142,744 residents by 2040 (City of Vallejo 2016). The potential 75 new residents would equal less than 1 percent of the additional population analyzed in the General Plan 2040 EIR.

The Project also proposes a Zoning Map Amendment to convert the zoning district from Residential Low Density (RLD) to Regional Commercial (RC). The RLD Zoning District is for low-density residential areas in which permanent single unit residences, including detached and attached (duplexes and townhouses) units, are the primary use. The RC Zoning District is intended to create and establish regulations for sites that provide general retail, services, and

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5. Environmental Analysis

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commercial recreation and entertainment for local residents as well as consumers and visitors from the region. Design and development standards will accommodate auto-oriented uses and require buffering and transitions to adjacent residential neighborhoods. The RC designation has a minimum and maximum density of 18 and 50 units per net acre, respectively. Therefore, the maximum buildout of the project site would be 25 units. Additionally, the RC designation has a maximum non-residential FAR of 1.5 and a maximum height of eight stories. Therefore, the maximum buildout of the project site for non-residential use would be approximately 32,000 sf.

Although the General Plan 2040 EIR did not analyze a maximum square footage for non- residential use, it included a future growth projection of about 26,500 new jobs for a total of approximately 58,000 jobs throughout the City. If the Project site is developed with non- residential uses, the additional jobs (up to 160) would be within those buildout assumptions (City of Vallejo 2016). The potential 160 new jobs would equal less than 1 percent of the additional jobs analyzed in the General Plan 2040 EIR.

According to the Use Standards Table in Chapter 16.301 in the Vallejo Municipal Code the following uses are permitted, but may be subject to Zoning Compliance Review determination under the RC designation:
• Grooming and pet store
• Pet clinic/hospital
• Auto broker, office only
• Auto broker, office with indoor display
• Auto/vehicle new sales, leasing and rentals – major
• Alternative fuels and recharging facilities
• Auto/vehicle washing/detailing under 2,500 sf
• Auto/vehicle/equipment repair – light
• Bank and credit union
• Check cashing business
• Business services
• Catering service
• Electronic game center
• Entertainment facility, small-scale
• Restaurant, full service
• Restaurant, limited service
• Equipment rental
• Financial, insurance and real estate services
• Grocery store/supermarket small (less than 10,000 sf) • Grocery store/supermarket medium (10,000 sf to 50,000 sf) • Grocery store/supermarket large (50,001 sf to 75,000 sf) • Produce store
• Laboratory
• Hotels, motels
• Maintenance or repair services
• Nursery and garden center, small (less than 10,000 sf) • Nursery and garden center, large (10,000 sf or more)

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• Business and professional offices
• Medical and dental office
• Personal services, physical training
• General retail small (less than 10,000 sf)
• General retail large (10,000 sf – 75,000 sf)
• Swap meet (indoor)
• Artisan/small scale manufacturing
• Artist’s studio-light
• Media production support facility
• Research and development
• Childcare center/family day care small (less than 5,000 sf) • Childcare center/family day care large (5,000 sf or more) • Colleges and trade schools, public or private small (less than 10,000 sf) • Community assembly small (less than 5,000 sf)
• Cultural facility
• Government office
• Parks and recreation facilities, public
• Public safety facility
• Social services center small (less than 5,000 sf)
• Residential single-unit, attached1
• Residential duplex
• Accessory dwelling unit
• Group residential small (6 or fewer)
• Shopkeeper unit
• Supportive housing
• Transitional housing
• Communications equipment within buildings
• Passenger station
• Utilities, minor
According to the Use Standards Table in Chapter 16.301 in the Vallejo Municipal Code, the RC Zoning District requires Zoning Compliance Review for the following uses:
• Mobile food vending, off-street
• Live/work unit
• Massage service2
• Massage therapy
• Community garden

1 2-10 units permitted subject to Director decision. 11-49 units permitted subject to Director decision with Design Review Board recommendation. 50 or more units requires Design Review Board recommendation and Planning Commission decision. If project complies with State Gov. Code Sec. 65589.4, project is exempt from Design Review Board and Planning Commission review.
2 May not be located within 500 ft. from other Massage Services or 1,000 ft. of a school or park; a Major Use Permit is required for 3 or more operators.

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According to the Use Standards Table in Chapter 16.301 in the Vallejo Municipal Code, the RC Zoning District requires a Minor Use Permit for the following uses:
• Commercial vehicles and equipment
• Recreational vehicles storage, public
• Auto/vehicle new sales, leasing and rentals - minor3
• Auto/vehicle washing detailing
• Auto/vehicle/equipment repair – heavy
• Service station - full service
• Service station - minimum service
• Entertainment facility large-scale (outdoor)
• Live theatre
• Movie theater
• Bar/tavern/lounge
• Brewpub
• Nightclub
• Tasting room/wine bar
• Convenience store4
• Farmers’ market
• Public market small (less than 30,000 sf)
• Bed and breakfast
• Parking facilities, commercial
• Building materials, sales and services
• Cannabis, retail
• Firearm sales
• Pawnshop
• Swap meet (outdoor)
• Artist’s studio-heavy
• Brewery production – micro
• Brewery production – large
• Media production full-service facility
• Recycling small
• Indoor warehousing and storage5
• Colleges and trade schools, public or private large (10,000 sf or more) • Hospitals and clinics extended care
• School (K-12) small (less than 10,000 sf)
• Social services center large (5,000 sf or more)
• Multi-unit residential (three or more units)6

3 Minor Use Permit not required for new auto sales on Auto Mall Parkway and west side of Sonoma Blvd. between Yolano Drive and Highway 37.
4 A Minor Use Permit is required between 2,500 sf and 5,000 sf and a Major Use Permit is required for more than 5,000 sf.
5 Allowed as an indoor accessory use, consistent with Chapter 16.302, Accessory Uses. 6 2-10 units permitted subject to Director decision. 11-49 units permitted subject to Director decision with Design Review Board recommendation. 50 or more units requires Design Review Board recommendation and Planning

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• Group residential large (more than 6)
• Residential care facility senior
• Single room occupancy
• Communications antenna
According to the Use Standards Table in Chapter 16.301 in the Vallejo Municipal Code, the RC Zoning District requires a Major Use Permit for the following uses:
• Entertainment facility large-scale (indoor)
• Restaurant with drive-through
• Public market large (30,000 sf or more)
• Funeral and interment service
• Large format retail (more than 75,000 sf)
• Smoke shop or tobacco retailer7
• Community assembly large (5,000 sf or more)
• Conference/convention facility
• Hospital
• School (K-12) large (10,000 sf or more)
The proposed changes to the land use designation and zoning district of the Project site would not result in new significant impacts on the environment over those identified in the existing General Plan 2040 EIR. The B/LR land use designation and the RC zoning district proposed are consistent with the primarily residential and commercial uses in the surrounding area. Furthermore, the City would require additional site-specific environmental review and compliance with CEQA once a development application is received and prior to the City’s entitlement approval. As the analysis shows, the Project does not propose any components which would result in physical impacts or new impacts to the environment that were not identified in the General Plan 2040 EIR.

5.2 Cultural and Tribal Cultural Resources
The certified EIR found that cultural resource impacts related to historical resources, human remains, and tribal cultural resources from General Plan buildout would be less than significant and require no mitigation measures. However, the certified General Plan 2040 EIR identified potentially significant impacts to archeological and paleontological resources due to the lack of specific implementing procedures surrounding future development from the General Plan buildout. Buildout from the General Plan could result in direct adverse impacts to known archaeological resources, and there is a high probability of additional, unidentified, archaeological resources being found within areas that would be redeveloped under the General Plan. The certified EIR identified Mitigation Measure CULT-2 which puts in place procedures to identify as-yet-unidentified archaeological resources prior to development. Although there were no known paleontological resources within the General Plan area at the time of the certified EIR, the geology of the General Plan area could

Commission decision. If project complies with State Gov. Code Sec. 65589.4, project is exempt from Design Review Board and Planning Commission review.
7 May not be located within 1,000 ft. from another Tobacco Shop, or 1,000 ft. of a residential district, school or park. A Major Use Permit is required to include a Cigar/Hookah Lounge, Bar, or Cafe.

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6. Summary of Findings

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contain undiscovered paleontological resources. The certified EIR identified Mitigation Measure CULT-3 which puts in place procedures in the event that paleontological resources are encountered during development. These mitigation measures would reduce the impacts to archeological and paleontological resources to less than significant.

ESA conducted a Northwest Information Center (NWIC) records search for the parcel at 1235 Warren Ave (Records Search 24-1183). There are no cultural resources recorded in the parcel; however, the parcel has not been previously surveyed for cultural resources. The adjacent St.

Vincent Cemetery is recorded as P-48-001040. The nearest archaeological resource is P-48-000083, Nelson 236, located 1.25 miles south of the parcel and is an indigenous habitation and burial site.

As discussed above, the certified EIR determined that there was potential to encounter undiscovered archeological and paleontological resources. Similarly, future development of the site could encounter undiscovered archeological and paleontological resources; however, the mitigation measures identified in the certified EIR would still be applicable and are incorporated herein by reference. The proposed project would not require new or different mitigation measures from those adopted in the certified EIR. Therefore, the proposed project would not result in any new or more significant impacts on cultural resources not discussed in the certified General Plan 2040 EIR.

5.3 Conclusion
The Project would implement a change to the General Plan Land Use Designation and Zoning Map District of the project site. No development projects are proposed at this time that would result in physical impacts or additional new impacts to the environment. Future development projects would be required to obtain City approval prior to construction. Furthermore, future projects must comply with the General Plan, zoning ordinance, state and federal permits, and local development standards, as well as relevant mitigation measures in the certified General Plan 2040 EIR. In addition, future discretionary actions (i.e., use permits, site plan review) would require independent and project-specific environmental review to comply with CEQA.

No significant impacts would result from the Project based on a review of the relevant CEQA sections. Therefore, the proposed General Plan Map Amendment and Zoning Map Amendment would have no new significant impacts on the environment over those identified in the existing General Plan 2040 EIR, and an addendum is sufficient to comply with CEQA.

6. Summary of Findings
Based on the information above, the Project would not result in any new impacts or increase the severity of previously identified significant impacts analyzed in the certified General Plan 2040 EIR. No new mitigation measures would be required. The proposed General Plan Map Amendment and Zoning Map Amendment would not result in a substantial change to the project analyzed in the General Plan 2040 EIR, so no additional environmental review is required.

This analysis was performed pursuant to CEQA Guidelines Sections 15162 and 15164 and is intended to determine if additional environmental review is required or if the changes proposed by the project are within the scope of the previously certified General Plan 2040 EIR. This

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6. Summary of Findings

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analysis determined that the General Plan 2040 EIR is of continuing informational value. The Project is within the scope of that previously certified EIR, and none of the conditions requiring the preparation of subsequent or supplemental environmental review under CEQA Guidelines section 15162 exists. Therefore, the City of Vallejo, as lead agency, has determined that this Addendum to the EIR is sufficient to meet the requirements of CEQA and no additional environmental review is required. Pursuant to CEQA Guidelines section 15164, this Addendum does not need to be circulated for public review and can be included in or attached to the final EIR. The decision-making body shall consider the Addendum with the certified EIR prior to deciding on the Project. Therefore, this Addendum satisfies the requirements of CEQA Guidelines Sections 15162 and 15164.

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7. References
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7. References
City of Vallejo, 2016. Propel Vallejo General Plan Update and Sonoma Boulevard Specific Plan Draft EIR, July 2016. Available at: https://www.vallejo.gov/common/pages/ DisplayFile.aspx?itemId=17961505. Accessed January 27, 2025.

City of Vallejo, 2017. Propel Vallejo General Plan 2040, adopted August 29, 2017. Available at:
https://www.cityofvallejo.net/common/pages/DisplayFile.aspx?itemId=17961496. Accessed January 27, 2025.

U.S. Census Bureau. 2025. QuickFacts: City of Vallejo. Available at:
https://www.census.gov/quickfacts/fact/table/vallejocitycalifornia/PST040223#PST04022.

Accessed April 3, 2025.

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STAFF REPORT – PLANNING

CITY OF VALLEJO

PLANNING COMMISSION
DATE: April 7, 2025
TO: Planning Commission
FROM: Robert Busick, AICP, Senior Planner
SUBJECT: HOLD A PUBLIC HEARING AND CONSIDER THE ADOPTION OF A RESOLUTION

RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN MAP AMENDMENT (GPA23-0001) AND ZONING MAP AMENDMENT (CTA23-0001) FOR 1235 WARREN AVENUE (APN: 0074-160-730)

PROJECT INFORMATION
Project Summary: The project consists of a General Plan Amendment to change the site’s existing General Plan land use map designation from “Primarily Single-Family” to “Business/Limited Residential,” as well as a Zoning Map Amendment to change the zoning district from “Residential Low Density” to “Regional Commercial.” Location: 1235 Warren Avenue / APN: 0074-160-730
Applicant/Owner: Scott Foster
General Plan Land Use
Designation:

Primarily Single-Family (Existing) / Business/Limited Residential (Proposed) Zoning District: Residential Low Density (Existing) / Regional Commercial (Proposed) CEQA: Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164 (“Addendum to an EIR or Negative Declaration”), the City of Vallejo has prepared an addendum to the previously certified EIR related to the General Plan 2040.

RECOMMENDATION
Staff recommends that the Planning Commission hold a public hearing and consider adoption of a resolution recommending City Council approve a General Plan Map Amendment (GPA23-0001) and a Zoning Map Amendment (CTA23-0001) for 1235 Warren Avenue (APN: 0074-160-730).

BACKGROUND AND DISCUSSION
Background:

On August 29, 2017, the City Council adopted the Propel Vallejo, General Plan 2040, and designated the project site as Primarily Single-Family (R-SF).

On June 22, 2021, the City Council adopted a new Zoning Code and Zoning Map and rezoned the project site to Residential Low Density (RLD), to ensure consistency with the updated General Plan.

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Date: April 7, 2025
Subject: HOLD A PUBLIC HEARING AND CONSIDER THE ADOPTION OF A RESOLUTION

RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN MAP AMENDMENT (GPA23-0001) AND ZONING MAP AMENDMENT (CTA23-0001) FOR 1235 WARREN AVENUE (APN: 0074-160-730)

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On May 18, 2023, the applicant formally submitted a request for General Plan Map Amendment and Zoning Map Amendment (GPA23-0001, CTA23-0001) to change the site’s land use and zoning designations.

Site Context and Surrounding Land Uses:

The project site consists of a 0.49-acre parcel located at the southwest corner of Warren Avenue and Glen Cove Road, directly adjacent to the westbound I-780 on-ramp. The site is generally flat and sits approximately 10-15 feet below the existing freeway grade to the south. The site was previously developed with a commercial building (originally designed for a veterinary clinic) and surrounding surface parking; however, it has been sitting vacant since approximately 2023.

The immediate vicinity of the project site is characterized by existing cemetery uses and established low-density residential uses within the jurisdiction of Solano County (see Figure 1 in Attachment 2). The Carquinez Cemetery is located immediately to the north of the site and St. Vincent’s All Souls Cemetery is located east of the site across Glen Cove Road. The westbound on-ramp for Interstate 780 (I-780) is located directly south of the project site, with a vacant parcel utilized as a construction storage yard to the west of the site with unincorporated Solano County further west. Interstate 80 (I-80) is approximately 1 mile to the west of the project site, and directly across I-780 to the southeast is a multi-tenant retail commercial shopping center (“Glen Cove Center”) anchored by a grocery store.

Project Description:

The proposed project consists of a request for General Plan Amendment to change the site’s existing General Plan land use map designation from “Primarily Single-Family” to “Business/Limited Residential,” and Zoning Map Amendment to change the zoning designation from “Residential Low Density” (RLD) to “Regional Commercial” (RC).

The applicant has stated that they have no plans to redevelop the site at this time; however, they would like to change the zoning in order to broaden the marketability of the site for commercial uses that may more appropriately fit with the existing commercial structure on the site. As such, the proposed project includes the request for general plan amendment and zoning change only, with no other entitlement or development request proposed at this time.

CODE COMPLIANCE:

General Plan: VMC Section 17.04.060 and Government Code Section 65358 provide authority for the City Council to approve an amendment of the General Plan if it finds that the proposed change "is in the public interest." VMC Section 17.04.060 states that any proposed amendment to the General Plan must first be referred to the Planning Commission for a report, and VMC 17.04.020 requires that any recommendation on a proposed General Plan amendment by the Planning Commission shall be adopted by resolution "carried by the affirmative vote of not less than a majority of its total voting members."

Zoning: VMC Section 17.06.020 and Government Code Section 65359 state that, in every instance, the Zoning Code shall be consistent with the General Plan. VMC Table 16.102-A provides that the proposed "Regional Commercial" zoning district for the site is considered consistent with the proposed "Business/Limited Residential" General Plan land use designation. Therefore, the project as proposed will retain consistency between documents.

VMC Section 16.611.02.C further provides that any proposal for a zoning amendment shall be analyzed for conformity with the required findings in VMC Section 16.611.03.B for approving a zoning amendment and an environmental document prepared in compliance with the California Environmental Quality Act.

Page 536 of 1999 ends

Date: April 7, 2025
Subject: HOLD A PUBLIC HEARING AND CONSIDER THE ADOPTION OF A RESOLUTION

RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN MAP AMENDMENT (GPA23-0001) AND ZONING MAP AMENDMENT (CTA23-0001) FOR 1235 WARREN AVENUE (APN: 0074-160-730)

Page 3 ends

VMC Section 16.611.03(B) states that the Planning Commission shall not recommend approval of a zoning amendment to the City Council unless it makes the following required findings:

1. The change in district boundaries is consistent in principle with the general plan;

STAFF ANALYSIS:

Staff believes that the required findings as listed above can be made for the proposed project. A summary of staff’s analysis is included below, with specific analysis associated with each required finding, including a recommended statement of fact, incorporated into the attached resolution (Attachment 1 of this report).

I. General Plan Map Amendment

As mentioned above, the current General Plan land use designation for this site is “Primarily Single-Family,” which applies to residential neighborhoods consisting primarily of detached single-family homes. Some older areas within this designation contain attached dwellings and small stores which are scaled to serve the immediate surrounding residential neighborhood. The existing RLD zoning district applicable to this project site is currently consistent with the Primarily Single-Family General Plan land use designation.

The proposed General Plan land use designation of “Business/Limited Residential” provides for high quality employment-based businesses including restaurants, retail stores, automotive services, personal and business services, hotels, and recreational facilities that cater to the needs of businesses, employees, and residents of the surrounding area. Residential uses are also accommodated within this designation, with a minimum residential density of 25 dwelling units per acre (du/ac), up to 50 du/ac. With the location of this subject site adjacent to a major transportation corridor and an existing freeway on-ramp, as well as being in close proximity to an existing retail commercial shopping center immediately south of the I-780 freeway, the project site would be more conducive to the wider array of commercial and residential uses under the proposed “Business/Limited Residential” land use designation. Additionally, any commercial use located in this area would be more likely to attract and serve a combination of local and regional visitors, which would be better served by the “Business/Limited Residential” land use designation versus the current “Primarily Single-Family" General Plan land use designation.

Changing the project site’s proposed General Plan land use designation to “Business/Limited Residential” also furthers existing General Plan Goals as follows:

• Goal EET-2 calls for good jobs, education, and training. This goal includes policies to attract employment- and tax-generating businesses to Vallejo.
• Goal NBE-2 aims to establish Vallejo as an attractive place to live, work, shop, and enjoy time off. Within this goal, policies calling for a balance between jobs and housing, as well as promoting economically feasible infill development serving the community on underutilized sites would be furthered through the proposed change in land use designation for this site.

Lastly, the proposed change for the site from “Primarily Single-Family" to "Business/Limited Residential" would not

Page 537 of 1999 ends

Date: April 7, 2025
Subject: HOLD A PUBLIC HEARING AND CONSIDER THE ADOPTION OF A RESOLUTION

RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN MAP AMENDMENT (GPA23-0001) AND ZONING MAP AMENDMENT (CTA23-0001) FOR 1235 WARREN AVENUE (APN: 0074-160-730)

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result in a loss of potential residential development within the City, as the "Business/Limited Residential" land use designation would allow for residential development at a higher density than the “Primarily Single-Family" land use designation.

II. Zoning Map Amendment

The change in district boundaries would be considered consistent in principle with the General Plan, in that the subject property is located adjacent to the I-780 freeway, allowing for access by local and regional customers.

Additionally, this amendment proposes a land use change (from residential to commercial) that is consistent with other commercial uses along the corridor, most notably, the existing retail commercial shopping center located immediately southwest of the project site across the freeway.

The proposed change in district boundaries would be considered consistent with the purpose of the Zoning Code, which is to promote the growth of the city in an orderly manner, promoting and protecting the public health, safety, and general welfare. The subject site is already served by existing utilities and infrastructure and the proposed change from RLD to RC will serve to broaden the array of allowable uses at the site at an appropriate scale considering the site's location adjacent to a major transportation corridor and an existing freeway on-ramp, as well as being in close proximity to an existing retail commercial shopping center immediately south of the I-780 freeway.

Lastly, the change in district boundaries would be necessary to achieve the balance of land uses desired by the city, consistent with the general plan, and to increase the inventory of land within a given zoning district. The subject property is increasing the amount of RC zoned land by just under one-half acre, which would also still allow for the development of the parcel with a residential use at greater density than is permitted by the current zoning district.

ENVIRONMENTAL REVIEW
The City retained ESA Associates, Inc. (ESA) to prepare an addendum to the existing EIR pertaining to the City of Vallejo’s General Plan 2040 to evaluate whether the proposed changes would result in any new or substantially more adverse significant effects or require any new mitigation measures not identified in the General Plan 2040 EIR. The addendum prepared by ESA is included as Attachment 2 to this staff report. It concludes that none of the conditions described in CEQA Guidelines Section 15162 calling for preparation of a subsequent EIR have occurred; therefore, no environmental review is required beyond that which is provided in the addendum.

NOTICE AND COMMENTS
On March 17, 2025, pursuant to VMC Section 16.602.08 “Noticing,” a 21-calendar day notice of this hearing was published in the Times Herald, mailed to all active neighborhood groups and all property owners within 500 feet of

Page 538 of 1999 ends

Date: April 7, 2025
Subject: HOLD A PUBLIC HEARING AND CONSIDER THE ADOPTION OF A RESOLUTION

RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN MAP AMENDMENT (GPA23-0001) AND ZONING MAP AMENDMENT (CTA23-0001) FOR 1235 WARREN AVENUE (APN: 0074-160-730)

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the subject parcel, and any other local agency expected to provide water, wastewater treatment, or other essential facilities or services to the project, as well as to members of the Planning Commission, the applicant and property owner.

As of the writing of this report, staff have not received any comments.

CONCLUSION
Based on the analysis contained in this staff report, staff recommends that the Planning Commission adopt a resolution recommending that the City Council approve the Addendum to the Vallejo General Plan 2040 EIR and approve amendments to (1) change the General Plan land use map designation from Primarily Single-Family to Business/Limited Residential and (2) change the existing Zoning Map from Residential Low Density to Regional Commercial, based on the findings provided in the attached Resolution.

EXPIRATION
N/A

APPEAL PROCEDURE
The applicant, or any party adversely affected by the decision of the Planning Commission may, within ten days after the rendering of the decision of the Planning Commission appeal in writing to the City Council by filing a written appeal with a fee as prescribed in the Master Fee Schedule with the City Clerk. Such written appeal shall state the reason or reasons for the appeal and why the applicant believes he or she is adversely affected by the decision of the Planning Commission. Such appeal shall not be timely filed unless it is actually received by the City Clerk or designee no later than the close of business on the tenth calendar day after the rendition of the decision of the Planning Commission. If such date falls on a weekend or City holiday, then the deadline shall be extended until the next regular business day.

Notice of the appeal, including the date and time of the City Council’s consideration of the appeal, shall be sent by the City Clerk to all property owners within five hundred feet of the project boundary. The Council may affirm, reverse, or modify any decision of the Planning Commission that is appealed.

LEVINE ACT:

This item is subject to the Levine Act. City elected and appointed officials, including candidates for City elected office, (City Officers) who have received a campaign contribution of more than $250 within 12 months prior from a party, participant, or their representatives involved in this proceeding may do either of the following: (1) disclose the contribution on the record and recuse themselves from this proceeding; OR (2) return the portion of the contribution that exceeds $250 within 30 days from the time the elected official knew or should have known about the contribution and participate in the proceeding.

All parties, participants, and their representatives must disclose on the record of this proceeding any contribution of more than $250 made to the City Officers, such as the Mayor and/or Councilmembers, within 12 months prior to the date of the proceeding. City Officers are prohibited from accepting, soliciting, or directing a contribution of more than $250 from a party, participant, or their representatives during a proceeding and for 12 months following the date a final decision is rendered.

ATTACHMENTS

1. Recommended Resolution

2. ESA prepared Addendum _April 2025

Page 539 of 1999 ends

Date: April 7, 2025
Subject: HOLD A PUBLIC HEARING AND CONSIDER THE ADOPTION OF A RESOLUTION

RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN MAP AMENDMENT (GPA23-0001) AND ZONING MAP AMENDMENT (CTA23-0001) FOR 1235 WARREN AVENUE (APN: 0074-160-730)

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CONTACT
Robert Busick, AICP, Senior Planner
(707) 648-5422
[email protected]

Page 540 of 1999 ends

CITY OF VALLEJO PLANNING COMMISSION

RESOLUTION NO. PC 25-05

RESOLUTION RECOMMENDING THE VALLEJO CITY COUNCIL APPROVE A GENERAL PLAN MAP AMENDMENT (GPA23-0001) AND ZONING MAP
AMENDMENT (CTA23-0001) FOR 1235 WARREN AVENUE
(APN: 0074-160-730)

* * * * * * * * * * * * * * * * * * * * * * * * *

WHEREAS, Scott Foster is the property owner of a 0.49-acre parcel located at 1235 Warren Avenue (APN: 0074-160-730) (the “Project Site” or “Subject Property”); and

WHEREAS, the Project Site is currently occupied by a one-story, non-conforming commercial building and an adjacent surface parking lot. Existing uses surrounding the Project Site primarily consist of residential, commercial, and public and semi-public uses. To the north of the Project Site, across Warren Avenue, are cemeteries including the St. Vincent Cemetery and Carquinez Cemetery. To the east of the Project Site, across Glen Cove Road is the All Souls Cemetery and Funeral Center. To the south of the Project Site, across the I-780, are residential uses as well as the Glen Cove Center which includes commercial uses. To the west of the Project Site, within unincorporated Solano County, are primarily residential uses; and

WHEREAS, on August 29, 2017, the City Council adopted the Vallejo General Plan 2040, and designated the Project Site as Primarily Single-Family (R-SF); and

WHEREAS, on June 22, 2021, the City Council adopted a new Zoning Code and Zoning Map and rezoned the Project Site to Residential Low Density (RLD), to ensure consistency with the updated General Plan; and

WHEREAS, on May 18, 2023, Mr. Foster (the “Applicant”) applied for a General Plan Amendment to change the existing General Plan land use map designation of the property from “Primarily Single-Family” to “Business/Limited Residential” and a Zoning Map Amendment to change the zoning designation from “Residential Low Density” to “Regional Commercial” (the “Project”); and

WHEREAS, Section 17.04.060 of the Vallejo Municipal Code (VMC) and Government Code Section 65358 provide authority for the City Council to approve an amendment of the General Plan if it finds that the proposed change "is in the public interest." VMC Section 17.04.060 provides that any proposed amendment to the General Plan must first be referred to the Planning Commission for a report, and VMC 17.04.020 requires that any recommendation on a proposed General Plan amendment by the Planning Commission shall be adopted by resolution "carried by the affirmative vote of not less than a majority of its total voting members"; and

WHEREAS, VMC Section 17.06.020 and Government Code Section 65359 provide that, in every instance, the Zoning Code shall be consistent with the General Plan. VMC Table 16.102- A provides that the proposed "Regional Commercial" zoning district for the site is considered consistent with the proposed "Business/Limited Residential" General Plan land use designation.

Therefore, the Project as proposed will retain consistency between documents; and

ATTACHMENT 1

Docusign Envelope ID: F1AFAE02-8055-4E32-942F-7CD66F0F3448

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WHEREAS, VMC Section 16.611.03(B) states that the Planning Commission shall not recommend approval of a zoning amendment to the City Council unless it makes the following required findings:

• The change in district boundaries is consistent in principle with the general plan; • The change in district boundaries is consistent with the purpose of the Zoning Code to promote the growth of the city in an orderly manner and to promote and protect the public health, safety, and general welfare; and
• The change in district boundaries is necessary to achieve the balance of land uses desired by the city, consistent with the general plan, and to increase the inventory of land within a given zoning district; and

WHEREAS, the Project is subject to the requirements of the California Environmental Quality Act (CEQA), as amended (Public Resources Code Sections 21000-21178), and the California Environmental Quality Act Guidelines (California Code of Regulations Title 14, Chapter 3); and

WHEREAS, the City caused an Addendum to the EIR to be prepared for the Project in accordance with CEQA Guidelines Section 15162 and 15164; and

WHEREAS, on January 2, 2025, pursuant to California Assembly Bill 52 (AB 52) and Senate Bill 18 (SB18), the City issued a formal written request to the tribes identified by the Native American Heritage Commission to consult with the City on the proposed project; and

WHEREAS, on February 27, 2025, the Yocha Dehe Wintun Nation (“Tribe”) requested a consultation; and

WHEREAS, on March 19, 2025 the City and the Tribe held a consultation to discuss the project and the parties agreed to add as a condition of approval for any future development on the project site that pre-project personnel receive cultural sensitivity training; and

WHEREAS, on March 17, 2025, pursuant to Vallejo Municipal Code (VMC) Section

16.602.08(A), notice of this hearing was published in the Times Herald and mailed to all active neighborhood groups and property owners within 500 feet of the Subject Property and electronically mailed to the members of the Planning Commission and to the Applicant; and

WHEREAS, on April 7, 2025, the City of Vallejo Planning Commission, after giving all public notices required by State law and the City of Vallejo Municipal Code, conducted a duly noticed public hearing to consider and receive public testimony on the Project.

NOW, THEREFORE, LET IT BE RESOLVED that the Planning Commission hereby finds, determines and resolves as follows:

Section 1. Recitals.

The foregoing recitals are true and correct, and the same are incorporated herein by reference.

Section 2. Record.

The Record of Proceedings ("Record") upon which the Planning Commission bases its recommendation includes but is not limited to: the application, including all designs, plans, studies, data and correspondence submitted to the City in connection with the Project; the Addendum to the City of Vallejo General Plan 2040 prepared for the Project; all staff reports, decision letters and other documentation and information produced by or on behalf of the City in connection with the Project; all documentary and oral evidence received at the public hearings regarding the Project; all matters of common knowledge and all official enactments and acts of the City, including without limitation: (a) the City of Vallejo General Plan 2040 and Docusign Envelope ID: F1AFAE02-8055-4E32-942F-7CD66F0F3448

Page 542 of 1999 ends

its related EIR; (b) the 2021 Zoning Code and its Initial Study and Mitigated Negative Declaration; (c) the Vallejo Municipal Code; (d) all designs, plans, studies, data and correspondence submitted to the City in connection with the Project; (e) all documentary and oral evidence received at the public hearing regarding the Project; (f) other applicable City of Vallejo policies and regulations; and (g) all applicable state and federal laws, rules, regulations, reports, records and projections related to development within the City of Vallejo and its surrounding areas.

The Custodian of Record is the Director of the Planning and Development Services of the City of Vallejo, 555 Santa Clara Street, Vallejo, California 94590.

Section 3. CEQA Findings.

In accordance with Public Resources Code Section 21166 and California Environmental Quality Act Guidelines Sections 15162 and 15164, no environmental review beyond an addendum to the previously certified Environmental Impact Report for the Vallejo General Plan 2040 is required for the Project because:

2. The project contains no substantial changes with respect to the circumstances under which the proposed land use and zoning amendments are undertaken. Therefore, the Project would not require any major revisions of the General Plan 2040 EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and

A. Pursuant to CEQA Guidelines Section 15162(a)(3)(A), the Project would not have new significant effects not discussed in the General Plan 2040 EIR.

B. Pursuant to CEQA Guidelines Section 15162(a)(3)(B), no significant effects previously identified in the General Plan 2040 EIR would be substantially more severe as a result of the Project.

Section 4. General Plan Map Amendment Findings.

1. The proposed General Plan Map Amendment would be in the public interest.

Page 543 of 1999 ends

facilities that cater to the needs of businesses, employees, and residents of the surrounding area. Residential uses are also accommodated within this designation, with a minimum residential density of 25 dwelling units per acre (du/ac), up to 50 du/ac. With the location of this Project Site adjacent to a major transportation corridor and an existing freeway on- ramp, as well as being in close proximity to an existing retail commercial shopping center immediately south of the I-780 freeway, the Project Site would be more conducive to the wider array of commercial and residential uses under the proposed “Business/Limited Residential” land use designation. Additionally, any use located in this area would be more likely to attract and serve a combination of local and regional visitors, which would be better served by the “Business/Limited Residential” land use designation versus the current “Primarily Single-Family" General Plan land use designation.

Changing the Project Site’s proposed General Plan land use designation to “Business/Limited Residential” furthers the following existing General Plan Goals because it would allow for tax-generating and other commercial businesses:

• Goal EET-2 calls for good jobs, education, and training. This goal includes policies to attract employment- and tax-generating businesses, to Vallejo.

• Goal NBE-2 aims to establish Vallejo as an attractive place to live, work, shop, and enjoy time off. The policies which implement this Goal call for a balance between jobs and housing, and the promotion of economically feasible infill development serving the community on underutilized sites.

Last, the proposed change from “Primarily Single-Family" to "Business/Limited Residential" would not result in a loss of potential residential development within the City, as the "Business/Limited Residential" land use designation would allow for residential development at a higher density than the “Primarily Single-Family" land use designation.

Section 5. Zoning Map Amendment Findings.

1. The change in district boundaries is consistent with the General Plan; Facts in Support: The Subject Property is located adjacent to the I-780 freeway, allowing for access by local and regional customers. Additionally, this amendment proposes a land use change (from residential to commercial) that is consistent with other commercial uses along this corridor, and consistent with VMC Table 16.201-A, which states that the Business/Limited Residential General Plan land use designation is implemented by the Regional Commercial zoning district.

2. The change in district boundaries is consistent with the purpose of the Zoning Code to promote the growth of the city in an orderly manner and to promote and protect the public health, safety, and general welfare;
Facts in Support: The Subject Property is located at the intersection of the existing major transportation corridors of Interstate 780 and Glen Cove Road and the change in district boundaries to allow commercial uses would provide a transitional buffer between the busy highway intersection and the residential neighborhoods beyond. Additionally, the Subject Property is presently served by utilities and infrastructure required for commercial uses.

Facts in Support: The Subject Property is increasing the amount of land zoned Regional Commercial by just under one-half acre, which still allows for the development of the Docusign Envelope ID: F1AFAE02-8055-4E32-942F-7CD66F0F3448

Page 544 of 1999 ends

parcel with a residential use at greater density than is permitted by the current zoning district.

BE IT FURTHER RESOLVED that the Planning Commission hereby recommends that the City Council approve the General Plan Amendment (GPA23-0001), and the Zoning Map Amendment (CTA23-0001) based on the above findings and subject to the condition(s) of approval attached hereto as Exhibit “A.”

PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Vallejo, State of California, on the 7th day of April 2025 by the following vote:

AYES: Blind, Douglass, Balbuena, and Standafer
NOES: None
ABSENT: Beasley-Stansberry, Taylor and Madeiros
ABSTAIN: None

_______________________________________________________

ERIC BLIND, CHAIRPERSON
City of Vallejo Planning Commission

Attest:

_______________________________
Kristin Pollot, AICP SECRETARY
City of Vallejo Planning Commission
Docusign Envelope ID: F1AFAE02-8055-4E32-942F-7CD66F0F3448

Page 545 of 1999 ends

Planning Commission Resolution
Exhibit A

CONDITIONS OF APPROVAL

GENERAL PLAN AMENDMENT (GPA23-0001)
ZONING MAP AMENDMENT (CTA23-0001)
1235 WARREN AVENUE
(APN: 0074-160-730)

PERMIT DESCRIPTION: The project consists of a General Plan Amendment to change the site’s existing General Plan land use map designation from “Primarily Single-Family” to “Business/Limited Residential,” as well as a Zoning Map Amendment to change the zoning district from “Residential Low Density” to “Regional Commercial.”

Applicant: Scott Foster
113 Chartmaster Place
Vallejo, CA 94591

Property Owner: Scott Foster
113 Chartmaster Place
Vallejo, CA 94591

A. PLANNING DIVISION
Staff contact: Robert Busick, AICP, Senior Planner
[email protected] | 707.648.5422

Future Development Proposals

1. Prior to construction permit issuance for any project proposed to be located at this site, all construction personnel involved in site preparation shall attend cultural sensitivity training offered through the Cultural Resources Department of the Yocha Dehe Wintun Nation.

Indemnity and Time Limitations

Page 546 of 1999 ends

2 City in such matters, the fees and expenses of the counsel selected by the City shall be paid by the applicant.

5. Unless a shorter limitation period applies, the time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6.

Docusign Envelope ID: F1AFAE02-8055-4E32-942F-7CD66F0F3448

Page 547 of 1999 ends

ACTION ITEM 9.B.

DATE: June 10, 2025
TO: Mayor and Members of the City Council
FROM: Oscar Alcantar, Interim Public Works Director
SUBJECT: HOLD A PUBLIC HEARING AND ADOPT A RESOLUTION APPROVING THE

ENGINEER'S REPORT AND ORDERING THE LEVY AND COLLECTION OF

ASSESSMENTS ON PROPERTIES IN THE RIDGECREST LANDSCAPE MAINTENANCE DISTRICT FOR FISCAL YEAR 2025-2026

RECOMMENDATION
Hold a public hearing and adopt a resolution approving the Engineer's Report and ordering the levy and collection of assessments on properties in the Ridgecrest Landscape Maintenance District for Fiscal Year 2025-2026.

REASONS FOR RECOMMENDATION
The City Council authorized SCI Consulting Group, Inc., to prepare an Engineer's Report to determine fiscal information for the Ridgecrest Landscape Maintenance District (District) regulated by the Improvement Act of 1911. The City Council will hold a public hearing to receive public comments regarding Fiscal Year 2025-2026 assessments within District.

The 1911 Act requires an annual determination of the District’s costs, and an allocation of those costs by means of annual assessments upon the parcels within the District. It is required that the City Council conduct a public hearing to allow the City Council to consider the Engineer's Report and to receive input from the public on this item prior to ordering the levying and collection of assessments.

BACKGROUND AND DISCUSSION
The City of Vallejo has 27 Landscape Maintenance Districts (LMDs), thirteen of which were established in accordance with the Landscape and Lighting Act of 1972 (1972 Act), and fourteen of which were established in accordance with the Improvement Act of 1911 (1911 Act). These districts require annual determination of each district’s costs, and allocation of these costs by means of annual assessment to the dwelling units within each district. The City Council will be considering the remaining 1911 Act districts and the 1972 Act districts under separate Council actions.

Previous City Council actions formed the District and set a maximum annual assessment rate as determined by the City. The creation of the District was approved by a majority of the parcel owners at the time of formation. The City has not exceeded the authorized maximum assessment rate. The District is exempt from the procedures and approval process of Proposition 218 until such time that it is necessary to exceed the authorized maximum approved rate.

The attached Engineer's Report, prepared by SCI Consulting Group, Inc., provides this information.

Assessments for the District are determined by applying the established assessment rate to each $100.00 of assessed value of each parcel.

The assessments are collected by the County of Solano and forwarded to the City for deposit into specific fund

Page 548 of 1999 ends

Date: June 10, 2025
Subject: HOLD A PUBLIC HEARING AND ADOPT A RESOLUTION APPROVING THE

ENGINEER'S REPORT AND ORDERING THE LEVY AND COLLECTION OF

ASSESSMENTS ON PROPERTIES IN THE RIDGECREST LANDSCAPE
MAINTENANCE DISTRICT FOR FISCAL YEAR 2025-2026

Page 2 ends

accounts for the District. Assessments are expended on landscape maintenance, repair of damage caused by vandalism or natural occurrence, site rehabilitation, improvements, water, utilities, and City administration and inspection costs.

The proposed annual assessment rate for FY 2025-2026 is $0.115, the maximum assessment rate is $1.50. This assessment rate proposed is the same assessment rate levied for FY 2024-2025. The assessed value of the properties within the District has increased by 3.08% since last year’s determination. The current assessed value for these properties is $61,390,557. Projects will focus in areas such as:
• Improving landscape services
• Reducing water costs
• Street tree maintenance
• Additional rehabilitation of ornamental landscape and plant replacement • Reducing graffiti and other common area blight
• Extension of the grass cutting to provide a wider fire-defensive perimeter away from the residential structures

All of the costs associated with the District are paid by the assessments levied upon the parcels within the District. The amount of funds projected to be assessed for the District in FY 2025-2026 is $70,599.14.

The FY 2025-2026 Engineer's Report for the 1911 Act LMDs is included as an attachment to this staff report and is also on file in the City Clerk’s Office (3rd floor) and in the Department of Public Works (4th Floor), City Hall, 555 Santa Clara Street, Vallejo, CA 94590.

FISCAL IMPACT
There is no fiscal impact from this action on the General Fund.

Landscape District budgets are separate from the City’s General Fund. Landscape Maintenance District assessments finance the maintenance of the districts. The Public Works Department costs for labor and materials associated with the Landscape Maintenance Districts are charged to the individual district budgets.

All City costs associated with maintaining and administering the Districts are covered by the annual assessments.

The financial health of the District has been described in the Engineer's Report. The FY 2025-2026 proposed assessments are adequate to maintain the current minimal service levels and sustain the required operating reserves of this 1911 Act LMD.

ENVIRONMENTAL REVIEW
This action is exempt from the California Environmental Quality Act (CEQA) because it is not a project which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, pursuant to CEQA Guideline section 15378.

ATTACHMENTS

1. Reso - Public Hearing 1911 - Ridgecrest_CAO Stamp

2. Vallejo 1911 Act ER 25-26

Page 549 of 1999 ends

Date: June 10, 2025
Subject: HOLD A PUBLIC HEARING AND ADOPT A RESOLUTION APPROVING THE

ENGINEER'S REPORT AND ORDERING THE LEVY AND COLLECTION OF

ASSESSMENTS ON PROPERTIES IN THE RIDGECREST LANDSCAPE
MAINTENANCE DISTRICT FOR FISCAL YEAR 2025-2026

Page 3 ends

CONTACT
Oscar Alcantar, Interim Public Works Director (707) 648-4105 [email protected]

Page 550 of 1999 ends

RESOLUTION NO. 25-___ N.C.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VALLEJO
APPROVING THE ENGINEER’S REPORT AND ORDERING THE

LEVY AND COLLECTION OF ASSESSMENTS ON PROPERTIES

IN THE RIDGECREST LANDSCAPE MAINTENANCE DISTRICT
FOR FISCAL YEAR 2025-2026
WHEREAS, the City Council, by previous Resolution, formed the Ridgecrest Landscape Maintenance District (hereinafter referred to as the "District"), pursuant to the provisions of the Improvement Act of 1911 (California Streets and Highways Code section 5000 et seq.) (hereinafter referred to as the "1911 Act"); and
WHEREAS, the provisions of the Improvement Act of 1911 (California Streets and Highways Code section 5000 et seq.) (hereafter referred to as the "Act") provides for the levy and collection of assessments by the County of Solano on behalf of the City of Vallejo to pay the costs and expenses of operating, maintaining, and servicing the landscaping and all appurtenant facilities and operations related thereto located within the District; and WHEREAS, the City Council has, by previous Resolutions, preliminarily approved the Engineer’s Report (hereinafter referred to as the "Report") that describes the assessments against the parcels of land within the District for the Fiscal Year commencing July 1, 2025 and ending June 30, 2026; and
WHEREAS, the Fiscal Year 2025-2026 Engineer's Report for the 1911 Act Districts is on file in the City Clerk’s Office (3rd floor) and in the Department of Public Works (4th Floor), City Hall, 555 Santa Clara Street, Vallejo, California 94590; and
WHEREAS, the City Council desires to levy and collect assessments against the parcels of land within the District for the fiscal year commencing July 1, 2025 and ending June 30, 2026, to pay the costs and expenses of operating, maintaining and servicing the landscaping and all appurtenant facilities and operations related thereto located within the District.

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

Section 1 Following notice duly given, the City Council has held a full and fair public hearing regarding the levy and collection of assessments in the District, the Engineer’s Report prepared in connection therewith, and has considered all oral and written statements, protests and communications made or filed by interested persons regarding these matters.

Section 2Based upon its review of the Engineer’s Report, the City Council hereby approves the Report estimating the costs to operate, maintain and service the District for Fiscal

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Year 2025-2026 and finds and determines that the net amount to be assessed upon the lands within the District for the fiscal year commencing July 1, 2025 and ending June 30, 2026 shall be apportioned by a formula and method which fairly distributes the net amount among all eligible parcels in proportion to the estimated special benefits to be received by each parcel from the improvements and services.

Section 3 The City Council hereby levies against and upon all of the real property within the District a special assessment of $0.115 upon each $100.00 of assessed value thereof, for the maintenance and operating costs of the District for the fiscal year commencing July 1, 2025 and ending June 30, 2026.

Section 4 Immediately upon the adoption of this Resolution, but in no event later than the third Monday in August following such adoption, the City Clerk shall file a certified copy of the assessments and a certified copy of this Resolution with the Auditor of the County of Solano. Upon such filing, the County Auditor shall enter on the County assessment roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the assessment. The assessments shall be collected at the same time and in the same manner as County taxes are collected and all laws providing for the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any compensation due the County for collection, shall be paid to the City of Vallejo, City Treasurer.

Section 5 The Finance Director shall deposit all money representing assessments collected by the County for the District to the credit of a fund for Ridgecrest Landscape Maintenance District and such money shall be expended only for the maintenance, operation and servicing of the District.

Adopted by the City Council of the City of Vallejo at a regular meeting held on June 10, 2025 with the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________

ANDREA SORCE, MAYOR
ATTEST:
___________________________________
DAWN G. ABRAHAMSON, CITY CLERK

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OVERVIEW REPORT
City of Vallejo
Landscape Maintenance Districts
Fiscal Year 2025-26

Pursuant to the Improvement Act of 1911

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Page i

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Page ii
Table of Contents
Table of Contents ......................................................................................................... ii Introduction ................................................................................................................. 1 Overview.................................................................................................................................... 1 Assessment Process .................................................................................................................. 2 Overview Report ........................................................................................................................ 3 Legal Requirements ...................................................................................................... 4 Method of Apportionment ........................................................................................... 5 Method of Apportionment ........................................................................................................ 5 Discussion of Benefit ................................................................................................................. 5 General versus Special Benefit .................................................................................................. 6 Benefit Finding .......................................................................................................................... 7 Budget Definitions ..................................................................................................... 10 Description of the Districts and Budgets ..................................................................... 14 Cimarron Hills – Madigan Ranch ............................................................................................. 14 College Hills ............................................................................................................................. 17 Sea View (Costa Del Rio) .......................................................................................................... 20 Glen Cove I & II ........................................................................................................................ 23 Greenmont – Seaport Hills ...................................................................................................... 26 Hunter Ranch I/II ..................................................................................................................... 29 Monica Place ........................................................................................................................... 32 Ridgecrest ................................................................................................................................ 35 Somerset Highlands (I/II) ......................................................................................................... 38 Somerset Highlands III ............................................................................................................. 41 Springtree ................................................................................................................................ 44 Summit II ................................................................................................................................. 47 Town & Country ...................................................................................................................... 50 Woodridge ............................................................................................................................... 53

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Introduction
Overview
The City of Vallejo (the “City”) annually levies and collects special assessments in order to provide and maintain the improvements within the fo urteen (14) separate landscape maintenance districts (“District” or “Distric ts”). The Districts have been fo rmed between the years 1977 and 1981 pursuant to the Improvement Act of 1911, Part 3 of Division 7 of the California Streets and Highways Code (the “1911 Act”). The Districts are as follows:
 Cimarron Hills/Madigan Ranch
 College Hills
 Seaview (Costa del Rio)
 Glen Cove I/II
 Greenmont-Seaport Hills
 Hunter Ranch I/II
 Monica Place
 Ridegecrest
 Somerset I/II
 Somerset III
 Springtree
 Summit II
 Town & Country I
 Woodridge
This Overview Report (the “Report”) describes the Districts, any changes to the Districts, and the proposed assessments for Fiscal Year 2025-2026. The proposed assessments are based on the estimated cost to maintain the improvements within each District. The Report also details each District’s landscaped improvements, financial information, budget and boundaries.

The Report contains a section for recommenda tions and analysis based on the financial information presented for each District.

The various improvements provided and assessed wi thin each District may include local street lighting, local landscaping improvements and special services. All local landscaping improvements maintained by the Districts and associated with ea ch District were either installed as a condition of development for properties within the District or were installed for the benefit of the properties within the Districts. The landscaping improvemen ts associated with each District may include parkways, perimeters, entryways, medians, slopes , retention and detention basin areas, internal landscaped amenities, neighborhood parks, open space areas and other easements and public right-of-ways within the Districts.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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I m p r o v e m e n t s w i t h i n e a c h D i s t r i c t m a y a l s o include turf, ground cover, shrubs and trees, irrigation systems, lighting, water features, en try monuments, drainage systems and associated appurtenances. Special services provided in clude tree trimming, graffiti removal, weed abatement and landscape maintenance of flood control areas, operations, administration and all services and maintenance required to keep th e improvements in a healthy, vigorous, and satisfactory condition.

Similar to landscape improvements, street ligh ting improvements funded through District assessments were installed for th e benefit of properties within each of the Districts. The assessments in each District provide for the main tenance, operation and energy costs related to their specific street light improvements.

Assessment Process
This Report was prepared to establish the budge ts for the continued maintenance and services expenditures that would be funded by the proposed 2025-2026 assessments. This Report and the proposed assessments have been made pursuant to the provisions of the 1911 Act.

In each subsequent year for which the assessments will be continued, the City must determine the budgets and costs for the upcoming year and allocate these costs to parcels within each District. This Report includes this information. After the Report is completed, the Council may approve the proposed assessments and establish the date for a public hearing on the continuation of the assessments. If the Council approves the proposed assessments by resolution, a notice of public hearing must be published in a local paper.

Following the minimum 10-day time period after publishing the notice, a public hearing is held for the purpose of allowing public testimony about the proposed continuation of the assessments.

This hearing is currently scheduled for June 10, 2025. At this hearing, the Council would consider approval of a resolution ordering the levy of assessments for fiscal year 2025-2026. If so confirmed and approved, the assessments would be submitted to the County Auditor/Controller for inclusion on the property tax rolls for Fiscal Year 2025-2026.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Overview Report
Beginning in 2011-12, SCI Consulting Group be came the Assessment Engineer for these Assessments. To maintain an accurate reference and legally defensible record of the Assessments, pertinent language used in the previous Overview Reports has been retained herein, and the fundamental methodology has been maintained, essentially verbatim. (In most cases, language taken from the prev ious Overview Report is shown in Times New Roman, 10 pt.

Font.)

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Legal Requirements
All assessments described in this Report and approved by the City Council are prepared in accordance with the 1911 Act and are in compliance with the provi sions of the California Constitution Article XIIID (Proposition 218).

The 1911 Act provides that assessments be determined by applying the established assessment rate to each one hundred dollars of assessed value of each parcel.

On November 5, 1996, California voters approved Proposition 218, which subsequently became a California Constitutional Amendment (Articles XIIIC and XIIID). Proposition 218 established additional requirements with respect to taxes, fees and assessments levied by California agencies. All new and existing assessments (with some exceptions) are required to comply with the substantive and procedural requirements of Article XIIIC & XIIID.

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

The current maximum assessment rates per each one hund red dollars of assessed value of each parcel were originally approved by the property owners. Accordingly, any assessment amount equal to or below the maximum amount is considered an exempt assessment pursuant to Article XIIID Section 5(b). The annual assessments for this fiscal year 2025-2026 are significantly less than the maximum assessment allowed. The proposed assessment for any fiscal year may be incr eased over the previous fiscal year provided the assessment rate does not exceed the maximum assessme nt rate for each District . Any proposed new or increased assessment that exceeds th e current maximum assessment shall comply with all provisions of Article XIIID Section 4 including a property owner protest proceeding (property owner assessment balloting).

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Method of Apportionment
Method of Apportionment
Assessments for the 1911 Act landscape maintenance districts of the City of Vallejo are determined by applying the established assessment rate to each one hundred dollars ($100) of assessed value of each parcel.

The word “parcel” refers to an individual property assigned its own Assessor Parcel Number by the Solano County Assessor’s Office. The Solano County Auditor/Controller uses Assessor Parcel Numbers and specific Fund Numbers to identify assessed properties on the tax roll. The annual assessments outlined in this Report are proposed to cover the estimated costs to provide a ll necessary service, operation, administration, and maintenance required each year to keep these improv ements in a healthy, vigorous, and satisfactory condition.

Discussion of Benefit
In summary, the assessments can only be levied based on the special benefit to property. This benefit is received by property over and above any general benefits.

Proposition 218, which added Article XIIID of the California Constitution, provides as follows:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel." Benefit categories have been established that represent the types of special benefit to residential, commercial, industrial and other lots and parcels resulting from the installation, maintenance and servicing lighting and landscaping improvements to be provided with the assessment proceeds.

These categories of special benefit are summarized as follows:

A. Proximity to Improved Landscaped Areas and Other Public Improvements within the Assessment Districts.

B. Access to Improved landscaped areas and Other Public Improvements within the Assessment Districts.

C. Improved Views within the Assessment Districts.

D. Extension of a property’s outdoor areas and green spaces for properties within close proximity to the Improvements.

E. Creation of individual lots for resident ial and commercial use that, in absence of the assessments, would not have been created.

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Overview Report, FY 2025-2026

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Case law interpreting Proposition 218 provides en hanced clarity to the definitions of special benefits to properties in three distinct areas:
 Proximity
 Expanded or improved access
 Views
This case law also clarifies that a special benefit is a service or improvement that provides a direct advantage to a parcel and that indirect or derivative advantages resulting from the overall public benefits from a service or improvement are general benefits. The case law also provides specific guidance that park improvements are a direct advan tage and special benefit to property that is proximate to a park that is improved by an assessment:
the characterization of a benefit may depend on whether the parcel receives a direct advantage from the improvement (e.g. proxim ity to a park) or receives an indirect, derivative advantage resulting from the overall public benefits of the improvement (e.g. general enhancement of the district’s property values).

Proximity, improved access and views, in additi on to the other special benefits listed above further strengthen the basis of these assessments.

General versus Special Benefit
In absence of the assessments, the Improvements in the Districts would not be provided, so the Improvements are “over and above” what otherwise would be provided. Many of the parcels would not even exist if the assessments were not established because an assessment for the specific Improvements within the Districts was a condition of development approval.

All of the Assessment proceeds derived from the Districts will be utilized to fund the cost of providing a level of tangible “special benefits” in the form of landscaped parkways, landscaped medians, landscaped corridors, open space areas and other Improvements and costs incidental to providing the Improvements and collecting the Assessments.

Although these Improvements may be available to the general public at large, the permanent public Improvements in the Districts were specifically designed, located and created to provide additional and improved public resources for the direct advantage of property inside the Districts, and not the public at large. Other properties that are either outside the Districts or within the Districts and not assessed, do not enjoy the unique proximity, access, views and other special benefit factors described previously. Moreover, the homes in the Districts would not have been built if the Assessments were not established because an assessment for the Improvements was a condition of development approval.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Benefit Finding
In summary, real property located within the bou ndaries of the Districts distinctly and directly benefits from closer proximity, access and views of Improvements funded by the Assessments, the creation of developable parcels and from the extension of usable land area provided by the assessments. The Improvements are specifically designed to serve properties in the Districts, not other properties or the public at large. The Di stricts have been narrowly drawn to include those parcels that receive a direct advantage from th e Improvements. The public at large and other properties outside the Districts receive only limited benefits from the Improvements because they do not have proximity, good access or views of the Improvements. These are special benefits to property in the Districts in much the same wa y that sewer and water facilities, sidewalks and paved streets enhance the utility and desirability of property and make them more functional to use, safer and easier to access.

Without the Assessments, the public improvements within the Districts would not be maintained and would turn into brown, unmaintained and un usable public improvements and public lands.

If this happened, it would create a significant and material negative impact on the desirability, utility and value of property in the Districts. Most importantly, without the Assessments, the developed properties would not exist, becaus e the subdivisions and development proposals would not have been approved. The Improvements are, therefore, clearly above what otherwise would be provided and the Improvements uniquely and specially benefit parcels in the Districts in a way that is not enjoyed by the general public or other property. We therefore conclude that all the Improvements funded by the Assessment are of special benefit to the identified benefiting properties located within the Districts and that the value of the special benefits from such Improvements to property in the Districts reas onably exceeds the cost of the Assessments for every assessed parcel in the Dist ricts. (In other words, as required by Proposition 218; the reasonable cost of the proportional special bene fit conferred on each parcel reasonably exceeds the cost of the assessments.) Any general bene fits to surrounding properties outside of the Districts, if there were any, are collateral and conferred concomitantly.

The original determination of benefits to property and the method of special benefit apportionment to property were developed by Willdan Financial Services when the Districts were originally approved by property owners as noted in the Description of Districts section of this Report. The description of benefits and the de termination and apportionment of benefits to property in this Report are consistent with the original benefit determination and apportionment.

The original method of apportionment of assessment and other relevant elements of the original Reports for the Districts are hereby incorporated by reference.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Quantification of General Benefit
Although the analysis used to support these asse ssments concludes that the benefits are solely special, as described above, consideration is made for the suggestion that a portion of the benefits are general. General benefits cannot be funded by these assessments - the funding must come from other sources.

The maintenance and servicing of these improvements is also partially funded, directly and indirectly from other sources including the Ci ty of Vallejo, Solano County and the State of California. This funding comes in the form of grants, development fees, special programs, and general funds, as well as direct maintenance and servicing of facilities (e.g. curbs, gutters and streets, etc.) This funding from other sources more than compensates for general benefits, if any, received by the properties within the assessments district.

The General Benefits from these Assessments may be quantified as illustrated in the following table.

Benefit Factor
Relative
Weight
General Benefit
Contribution
Relative General
Benefit
Creati on of parcel s 90 0% 0
Proximity and access to open space and landscape areas 5 10% 0.5 Improved vi ews 5 10% 0.5
100 1
Total Calculate d Ge ne ral Be ne fit = 1.0%
As a result, City of Vallejo will contribute at least 1% of the total budget from sources other than the assessment. This contribution offsets any general benefits from the assessment services.

This general benefit contribution is the sum of the following components:

The City of Vallejo owns, maintains, rehabilitates and replaces curb and gutter along the border of the Districts improvements. Th is curb and gutter serves to support, contain, retain, manage irrigation flow and growth, and provide a boundary for the improvements. The contribution from the City of Vallejo towards general benefit from the maintenance, rehabilitation and replacement of the curb and gutter is conservatively estimated to be 1%.

The City of Vallejo owns and maintains local publ ic streets along the border of the Districts improvements. These public streets provide access to the improvements for its enjoyment as well as efficient maintenance. The contribution from the City of Vallejo towards general benefit from the maintenance of local public streets is conservatively estimated to be 1%.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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The value of the construction of the improvements can be quantified and monetized as an annuity. Since this construction was performed and paid for by non-assessment funds, this “annuity” can be used to offset general benefi t costs, and is conservatively estimated to contribute 25%.

Therefore, the total General Benefit is conservatively quantified at 1.0% which is more than offset by the total non-assessment contribution towards general benefit of 27%.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Budget Definitions
The following provides a summary of the services and costs that are incl uded in the District Budgets:

Direct Costs:

Contract Maintenance Costs — Includes all contra cted labor, material and equipment required to properly maintain the landscaping, irrigation sy stems, drainage systems, fencing, and entry monuments within the District. All improvements within the District are maintained and serviced on a regular basis.

Salaries & Benefits — Staff time devoted to mana ging and inspecting Districts. The Public Works LMD reimbursement is proportionally spread amongst twenty-seven (27) Districts based on each District’s budgeted direct and maintenance expense, inspections as a percentage of total costs in these categories for all Districts. Inspection costs are budgeted directly to the District as Field Inspection based on the historical and projected time spent in the inspection efforts.

Services & Supplies - Vehicles, supplies and services devoted to managing and inspecting Districts.

Landscape Water — Utility costs for water required to irrigate landscaped areas.

Utilities — Includes the cost of the furnishing of electricity required for the irrigation systems and hardwire telephone connections at upgraded irrigation controllers, monitored by City Staff.

Landscape Rehabilitation & Vandalism — Landscap e projects, which significantly benefit and upgrade a specific Landscape Maintenance District . These costs reflect only a proportional share of the entire cost of the project and are noted because the amount of design, planning, coordination and execution. This budget item represents a cost to the individual Landscape Maintenance District, which is representative and has been identified by the city as above normal routine landscape maintenance inspection.

Vandalism includes repairs and rehabilitation th at are generally unforeseen and not normally included in the yearly maintenance contract costs. This may include repair of damaged amenities due to vandalism, storms, frost, etc. These upgrades could include replacing plant materials and/or renovation of irrigation or lighting systems.

Capital Projects – This item includes major repairs or capital improvement projects.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Administration Costs:

Administration & Overhead — The cost allocation of all particular departments and staff of the City, for providing general support, services and operations related to the various districts, enterprises and accounts of the City.

County Administration Fee — This is the estimated cost to the District for the County to collect District assessments on the property tax bills. This charge is based on a flat rate per fund number plus a charge per assessment levied.

Professional Services — This is the estimated cost to the District for th e Assessment Engineer to prepare this report and to calculate and submit the assessments to the Solano County Auditor’s office.

Levy Breakdown:

Operating Reserve Collection/(Transfer) — This budg et item is provided to illustrate collection by the District of funds to operate the District from the time period of July 1 (beginning of the Fiscal Year) through January or when the County provides the City with the first installment of assessments collected from the property tax b ills. Transfer amounts (Negative amounts) shown for this budget item represent transfers from th e reserve fund that reduces the Balance to Levy.

Maintaining an adequately funded reserve fund eliminates the need for the City to transfer funds from non-District accounts to pay for operational ex penses during the first half of the fiscal year and also provides the District with sufficient funds to address any unforeseen or unusual expenditures that may occur during the year.

Rehabilitation Fund Collection/(Transfer) — This bu dget item is provided to illustrate collection by the District of funds to cover costs of repairs, landscape maintenance that may be unforeseen and are not normally included in the yearly main tenance contract costs or for planned capital improvement projects. These amounts are held in or paid from the refurbishment/rehabilitation fund. Negative amounts shown for this budget item are transfers from the refurbishment/rehabilitation fund to be used to reduce the Balance to Levy. Transfer amounts (Negative amounts) will only occur after the pla nned projects have been completed and excess funds are being credited back to the District’s regular accounts. The refurbishment/rehabilitation fund eliminates the need for the City to tr ansfer funds from non-District accounts. The Rehabilitation fund can be utilized to cover operating costs should the revenue and reserve fund be insufficient.

Other Revenue Source — This item includes additional funds designated for the District that are not annual assessments. These funds are applied to reduce assessments, and may be from non- District or District sources including City General Fund Contributions and/or interest earnings. Any funds indicated on this line will be shown as a negative number indicating a reduction in the amount to be levied and represent funds that do not have to be repaid.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Balance to Levy — This is the total amount to be collected for the current fiscal year through assessments. The Balance to Levy represents the sum of Total Direct and Administration Costs, Reserve collections or transfers, Rehabilitation co llections or transfers, contributions from other sources and contribution repayments. Only those costs related to the improvements identified as special benefits are levied and collected on the tax roll.

Districts Statistics:

Total Parcels Levied — The total number of pa rcels levied within the District boundary.

Anticipated Total Assessed Values/$100 — The sum of all the assessed values of all parcels within the District as established by the Solano County Assessor’s Office divided by $100.

Rate per $100 of AV — The established assessment rate to each one hundr ed dollars ($100) of assessed value of each parcel.

Minimum Cost Recovery Rate per $100 of AV— Th e estimated assessment rate to each one hundred dollars ($100) of assessed value of each parcel to recover sufficient revenue for the District Direct, Administration and Rehabilitation costs.

Fund Balance Information:

Beginning Operating Reserve Fund Balance — The projected reserve fund balance as provided by the City of Vallejo.

Operating Reserve Fund Adjustments — Positive amounts shown for this budget item represent additions to the reserve fund from levy revenue exceeding the total of all Direct, District Administration and Rehabilitation Costs. Surplus levy revenue is allocated to the reserve fund until the balance is equivalent to six months of levy revenue. The reserve fund negative amounts shown for this budget item represent transfers from the reserve fund to be used to reduce the Balance to Levy as a result of total Di rect and District Administration Co sts exceeding total levy revenue.

Additionally, negative amounts shown for this budget item may represent a reduction of the reserve fund balance in excess of six months of levy revenue; excess balances may be used to increase the refurbishment/rehabilitation fund.

Anticipated Operating Reserve Balance — The projected ending balance in the reserve fund as based on activity provided by the City of Vallejo. A negative Operating Reserve Fund balance represents cumulative contributions from the General Fund.

Beginning Rehabilitation Reserve Fund Balance — The projected rehabilitation fund balance as provided by the City of Vallejo.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Rehabilitation Reserve Fund Adjustments — Positive amounts shown for this budget item represents additions to the rehabilitation fund from levy revenue. The rehabilitation fund negative amounts shown for this budget item represent transfers from the rehabilitation fund to be used to reduce the Balance to Levy as a result of excess funds on project completion.

Anticipated Rehabilitation Reserve Balance — The projected ending balance in the rehabilitation fund as based on activity provided by the City of Vallejo. A negative Rehabilitation Reserve Fund balance represents cumulative contributions from the General Fund.

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Overview Report, FY 2025-2026

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Description of the Districts and Budgets
Cimarron Hills – Madigan Ranch
The Cimarron Hills – Madigan Ranch Landscape Maintenance District serves a residential neighborhood of ten developments located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1979.
 The District has 12 acres of native and ornamental ground cover, shrubbery and trees.  The District has 13 acres of weed control and plantings.  Weed control in open space areas assists in fire protection.  Ad Valorem rate per $100 of assessed valuation: Current Rate: $0.162, Maximum Rate:
$1.50.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Fairgrounds Drive, Napa County line, Borges Lane , and Griffin Drive including open space below Highway 80.

Improvements
The District maintains landscaping and weed control on the following areas:

Along Fairgrounds Drive near the intersection of Taper to the Napa County Line.  Borges Lane to Griffin Drive.
 Open space below Highway 80 including the water tank site.

Financial Information
The Direct Costs of the District have not changed significantly from fiscal year 2024-2025 to fiscal year 2025-2026. The proposed assessment is belo w the maximum rate and is considered an exempt assessment pursuant to Californian Constitution Article XIIID Section 5(b).

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Overview Report, FY 2025-2026

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The amounts identified as “Landscape Rehabilitation” or “Capital Projects” may be budgeted and spent each fiscal year as shown, or collected and held for the future in the Rehabilitation Fund.

The program can also draw from the Operating Reserve Fund as necessary if funds are in excess of six months of levy revenue. Replacement, rehabilitation or refurbishment of the improvements is an essential part of maintenance, but these projects and expenses will often impact the long- term financial stability of the District. Prior to the implementation of any rehabilitation plan, the City should closely evaluate the merits of the project.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $52,356
Salaries & Benefits $39,219
Services & Supplies $4,487
Landscape Water $15,000
Utilities $1,680
Landscape Rehabilitation / Vandalism $20,000
Capital Projects $0
Total Direct Costs $132,742
Administration Costs
Administration & Overhead $18,131
County Administration Fees $0
Professional Fees $2,244
Total Administration Costs $20,375
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $153,117
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $287,667
Contribution (from) General Fund / Other Revenue ($27,689) Balance to Levy $413,095
District Statistics
Total Parcels 811
Total Parcels Levied 811
Anticipated Total Assessed Value / $100 $2,549,970.30
Proposed Rate per $100 of Assessed Value $0.162
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $413,095.19
Fund Balance Information
Beginning Operating Reserve Fund Balance $76,558.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $76,558.50
Beginning Rehabilitation Reserve Fund Balance $2,692,357.50 Rehabilitation Reserve Fund Adjustments $287,667.00
Anticipated Rehabilitation Reserve Fund Balance $2, 980,024.50 Anticipated Total Ending Fund Balance $3,056,583.00
Estimate of Cost
City of V allejo
Cimarron Hills / Madigan Ranch Landscape Maintenance District Fund Number 0189 (#171)

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Overview Report, FY 2025-2026

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Recommendations
The Reserve Fund balance for the District is adequately funded.

The following are recommendations to the City:
 Ensure the District Reserve Fund remains adequately funded.  Consider decreasing the assessment rate if direct costs are anticipated to remain at the current level.

College Hills
The College Hills Landscape Maintenance District (District) is a residential neighborhood consisting of two developments located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1977.
 The District has 2 acres of ornamental and native ground cover, shrubbery, and trees.  The District has 0.5 acre of weed control and plantings.  Weed control in open space areas assists in fire protection.  Concrete walkway and sound wall.
 Ad Valorem rate per $100 of assessed valuation: Current Rate: $0.100, Maximum Rate:
$1.50.

Boundaries
The District lies within the city of Vallejo, generally located within the area bounded by Fairgrounds Drive, Whitney Avenue, and Olympic Drive.

Improvements
The District maintains landscaping and weed control in the following areas:
 Slope along the west side of Fairgrounds Drive, including the concrete walkway and sound wall.
 North side of Whitney Avenue, between Fairgrounds Drive and Pembroke Drive.  Easement behind Chapman and above Frodham Circle up to the access walkway.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $12,672
Salaries & Benefits $10,017
Services & Supplies $1,146
Landscape Water $2,500
Utilities $568
Landscape Rehabilitation / Vandalism $7,000
Capital Projects $0
Total Direct Costs $33,903
Administration Costs
Administration & Overhead $4,631
County Administration Fees $0
Professional Fees $300
Total Administration Costs $4,931
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $38,834
Contribut ion to / (f rom) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $20,901
Contribution (from) General Fund / Other Revenue ($4,057) Balance to Levy $55,678
District Statistics
Total Parcels 213
Total Parcels Levied 213
Anticipated Total Assessed Value / $100 $556,781.42
Proposed Rate per $100 of Assessed Value $0.100
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $55,678.14
Fund Balance Information
Beginning Operating Reserve Fund Balance $19,417.00
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $19,417.00
Beginning Rehabilitation Reserve Fund Balance $386,263.00 Rehabilitation Reserve Fund Adjustments $20,901.00
Anticipated Rehabilitation Reserve Fund Balance $407,164.00 Anticipated Total Ending Fund Balance $426,581.00
Estimate of Cost
City of V allejo
College Hills Landscape Maintenance District
Fund Number 0119 (#175)

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Recommendations
The Reserve Fund balance for the District is adequately funded. The following are recommendations to the City:
 Ensure the District Reserve Fund remains adequately funded.  Consider decreasing the assessment rate if direct costs are anticipated to remain at the current level.

Sea View (Costa Del Rio)
The District lies within the City of Vallejo, generally located within the area bounded by Seaport Drive, Seawind Drive, Moonraker Drive, Sea Crest, and Schooner Way.

Special District Features
The District was formed in 1980.

The District has 5 acres of native and ornamental ground cover, shrubbery and trees.

The District has 1.5 acre of weed control and plantings.

Weed control in open space areas assists in fire protection.

Ad Valorem rate per $100 of assessed valuation: Current Rate: $0.287, Maximum Rate:
$4.00.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Seaport Drive, Seawind Drive, Moonraker Drive, Sea Crest, and Schooner Way.

Improvements
The District maintains landscaping and weed control in the following areas:
 Landscaping and irrigation along Seaport Drive, Seawind Drive, Moonraker Drive, the upper most north facing slope of Sea Crest and Schooner Way.  Open space weed control at the point on Seawind Drive.  Street lights
 Sidewalks including curbs, gutters and striping
 Retaining walls
 Street signs
 Street maintenance
There are currently several rehabilitation projects in the District needed i.e. street paving, curb, gutter and sidewalk replacements, irrigation upgrades and vegetation replacement.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Financial Information
The Direct Costs of the District have not significantly changed from fiscal year 2024-2025 to fiscal year 2025-2026. As noted above there are severa l rehabilitation projec ts pending that the rehabilitation reserve fund is currently not adequate to fund. The assessment was increased fiscal year 2017-2018 in order to accumulate enough fund s to complete these projects in the future.

The proposed assessment is below the maximum ra te and is considered an exempt assessment pursuant to Californian Constitution Article XIIID Section 5(b).

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $19,920
Salaries & Benefits $24,130
Services & Supplies $2,761
Landscape Water $15,000
Utilities $360
Landscape Rehabilitation / Vandalism / Street Sweeping $19,500 Capital Projects $0
Total Direct Costs $81,671
Administration Costs
Administration & Overhead $11,155
County Administration Fees $0
Professional Fees $778
Total Administration Costs $11,933
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $93,604
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $56,726
Contribution (from) General Fund / Other Revenue ($7,559) Balance to Levy $142,771
District Statistics
Total Parcels 125
Total Parcels Levied 125
Anticipated Total Assessed Value / $100 $497,457.37
Proposed Rate per $100 of Assessed Value $0.287
Maximum Rate per $100 of Assessed Value $4.00
Total Assessment Levy $142,770.27
Fund Balance Information
Beginning Operating Reserve Fund Balance $46,802.00
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $46,802.00
Beginning Rehabilitation Reserve Fund Balance $709,136.00 Rehabilitation Reserve Fund Adjustments $56,726.00
Anticipated Rehabilitation Reserve Fund Balance $765,862.00 Anticipated Total Ending Fund Balance $812,664.00
Estimate of Cost
City of V allejo
Seaview (Costa Del Rio) Landscape Maintenance District
Fund Number 0121 (#166)

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Recommendations
The Reserve Fund balance for the District is not adequately funded due to pending rehabilitation projects in the District.

The following are recommendations to the City:
 Ensure the District Reserve Fund adequately funded.
 Increase the assessment in the future in order to provide adequate funding of capital improvement and rehabilitation projects.

Glen Cove I & II
The Glen Cove One and Two Landscape Maintenance District (District) serves a residential neighborhood located in southeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1978 with three annexations occurring in 1979 and 1980.  The District has 3 acre of ornamental and native landscaping which includes ground cover, shrubbery and trees.
 The District has 7 acres of weed control and plantings.  Weed control in open space areas assists in fire protection.  Ad Valorem rate per $100 of assessed valuation: Current Rate: $0.19, Maximum Rate:
$1.50.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Honeydew Drive, Highway 780, Peppercorn & Wildberry Court, Wildflower Drive, Shady Lane and Silktree Lane.

Improvements
The District maintains landscaping and weed control in the following areas:
 South side of the street just across from the entrance to the shopping center and east to the rear fence line of lot 60 on Honeydew Drive.
 Stonewood Court cul-de-sac along the east side of the Highway 780 fence line and along the rear yard fences of Peppercorn and Wildberry Court.  East and west sides of Shady Lane to Wildflower Drive including the v-ditches and fence line of Highway 780.

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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 Downhill slope side of Wildflower Drive including the v-ditches and the out fall structures as well as the siltation basin on Wildflower Drive.  The east and west sides of Silktree up to the fence lines on each side.  The median island on Bluebell Place and the landscaped slopes of Wildflower, Ironwood, Buckeye, Applenut, and Dogwood Lane.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 25 ends

Direct Costs 2025-26 Budget
Contract Maintenance Costs $33,720
Salaries & Benefits $31,443
Services & Supplies $3,597
Landscape Water $10,861
Utilities $1,800
Landscape Rehabilitation / Vandalism $25,000
Capital Projects $0
Total Direct Costs $106,421
Administration Costs
Administration & Overhead $14,536
County Administration Fees $0
Professional Fees $1,068
Total Administration Costs $15,604
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $122,025
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $88,538
Contribution (from) General Fund / Other Revenue ($16,128) Balance to Levy $194,435
District Statistics
Total Parcels 239
Total Parcels Levied 239
Anticipated Total Assessed Value / $100 $1,023,341.97
Proposed Rate per $100 of Assessed Value $0.190
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $194,434.97
Fund Balance Information
Beginning Operating Reserve Fund Balance $61,012.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $61,012.50
Beginning Rehabilitation Reserve Fund Balance $1,551,801.50 Rehabilitation Reserve Fund Adjustments $88,538.00
Anticipated Rehabilitation Reserve F und Balance $1,640,339.50 Anticipated Total Ending Fund Balance $1,701,352.00
Estimate of Cost
City of Vallejo
Glen Cove I & II Landscape Maintenance District
Fund Number 0191 (#182)

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Recommendations
The Reserve Fund balance for the District is adequately funded.

The following are recommendations to the City:
 Ensure the District Reserve Fund continues to be adequately funded.  Decrease the assessment rate if direct costs are anticipated to remain at the current level in order to decrease the contribution to the Reserve Fund.

Greenmont – Se aport Hills
The Greenmont – Seaport Hills Landscape Maintenance District (District) serves a residential area of 4 developments located in northeast Vallejo. The District is fully developed.

Special District Features
The District was formed in 1978 with one annexation in 1979.

The District has 10 acres of ornamental and native landscaping which includes wild flowers and native grasses acting as ground cover, shrubbery and trees.

The entire District is treated as a weed control Di strict for purposes of fire protection when fire season is declared each year in May.

Ad Valorem rate per $100 of assessed valuation: Current Rate: $.032, Maximum Rate: $1.25.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Columbus Parkway, Greenmont Drive, and Devlin Drive.

Improvements
The District maintains landscaping and weed control in the following areas:
 Slopes surrounding the residential neighborhood primarily overlooking Columbus Parkway and Greenmont Drive as well as Devlin Drive.

Financial Information
The Direct Costs of the District have not significantly changed from fiscal year 2024-2025 to fiscal year 2025-2026. The proposed assessment is belo w the maximum rate and is considered an exempt assessment pursuant to Californian Constitution Article XIIID Section 5(b).

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $17,400
Salaries & Benefits $14,272
Services & Supplies $1,633
Landscape Water $0
Utilities $0
Landscape Rehabilitation / Vandalism $15,000
Capital Projects $0
Total Direct Costs $48,305
Administration Costs
Administration & Overhead $6,598
County Administration Fees $0
Professional Fees $251
Total Administration Costs $6,849
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $55,154
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund ($5,831)
Contribution (from) General Fund / Other Revenue ($2,473) Balance to Levy $46,850
District Statistics
Total Parcels 407
Total Parcels Levied 407
Anticipated Total Assessed Value / $100 $1,464,077.88
Proposed Rate per $100 of Assessed Value $0.032
Maximum Rate per $100 of Assessed Value $1.25
Total Assessment Levy $46,850.49
Fund Balance Information
Beginning Operating Reserve Fund Balance $27,577.00
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $27,577.00
Beginning Rehabilitation Reserve Fund Balance $219,707.00 Rehabilitation Reserve Fund Adjustments ($5,831.00)
Anticipated Rehabilitation Reserve Fund Balance $213,876.00 Anticipated Total Ending Fund Balance $241,453.00
Estimate of Cost
City of Vallejo
Greenmont Seaport Hills Landscape Maintenance District
Fund Number 0187 (#168)

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 29 ends

Recommendations
The Reserve Fund balance for the District is adequately funded.

Hunter Ranch I/II
The Hunter Ranch I/II Landscape Maintenance Dist rict serves a residential neighborhood of two developments located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was initially formed in 1981.
 The District has 2 acres of native and ornamental ground cover, shrubbery and trees.  The District has 6 acres of plantings and weed control.  Weed control in open areas assists in fire protection.  Ad Valorem rate per $100 of assessed valuation: Current Rate: $.100, Maximum  Rate: $1.50.

Boundaries
The District lies within the City of Vallejo, generally located within the areas bounded by Foothill Drive, Sterling Drive, Redwood Parkway, and Doncaster.

Improvements
The District maintains landscaping and weed control in the following areas:
 South side of Sterling from the sound wall at Ascot Drive to the curve at Legend Drive.  North and south sides of each crossing at Clydesdale, Pacer, and Dapples Drives including the open spaces between each street crossing to Redwood Parkway behind the fence line.
 Landscaping strip on the east and west side of the intersection of Doncaster and Redwood Parkway.

Planned capital improvement projects include remove and replace landscape and irrigation to keep up with current standards.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $6,504
Salaries & Benefits $13,943
Services & Supplies $1,595
Landscape Water $15,000
Utilities $150
Landscape Rehabilitation / Vandalism $10,000
Capital Projects $0
Total Direct Costs $47,192
Administration Costs
Administration & Overhead $6,446
County Administration Fees $0
Professional Fees $667
Total Administration Costs $7,113
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $54,305
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $77,227
Contribution (from) General Fund / Other Revenue ($10,520) Balance to Levy $121,012
District Statistics
Total Parcels 377
Total Parcels Levied 377
Anticipated Total Assessed Value / $100 $1,210,118.48
Proposed Rate per $100 of Assessed Value $0.100
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $121,011.85
Fund Balance Information
Beginning Operating Reserve Fund Balance $27,152.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $27,152.50
Beginning Rehabilitation Reserve Fund Balance $1,024,849.50 Rehabilitation Reserve Fund Adjustments $77,227.00
Anticipated Rehabilitation Reserve Fund Balance $1,102,076.50 Anticipated Total Ending Fund Balance $1,129,229.00
Estimate of Cost
City of V allejo
Hunter Ranch I & II Landscape Maintenance District
Fund Number 0172 (#181)

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 32 ends

Recommendations
The Reserve Fund balance for the District is adequately funded.

The following are recommendations to the City:
 Ensure the District Reserve Fund remains adequately funded.  Decrease the assessment rate provided the current level of service is unchanged and there are no unforeseen expenditures in order to decrease the contribution to the Reserve Fund.

Monica Place
The Monica Place Landscape Main tenance District (District) serv es a residential neighborhood located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1976.
 The District has 1,000 square feet of weed control and plantings.  Landscape is ornamental ground cover.
 Weed control areas along Monica Place assist in fire protection and protection of the asphalt.
 Ad Valorem rate per $100 of assessed valuation: Current Rate: $.187, Maximum Rate:
$1.25.

Boundaries
The District lies within the City of Vallejo, generally located along the roadside of Monica Place.

Improvements
The District maintains weed control easements found along the edge of the asphalt and behind the sidewalk along Monica Place.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 33 ends

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $3,240
Salaries & Benefits $0
Services & Supplies $0
Landscape Water $0
Utilities $0
Landscape Rehabilitation / Vandalism $0
Capital Projects $0
Total Direct Costs $3,240
Administration Costs
Administration & Overhead $0
County Administration Fees $0
Professional Fees $17
Total Administration Costs $17
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $3,257
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $291
Contribution (from) General Fund / Other Revenue ($465) Balance to Levy $3,083
District Statistics
Tot al Parcels 5
Total Parcels Levied 5
Anticipated Total Assessed Value / $100 $16,487.87
Proposed Rate per $100 of Assessed Value $0.187
Maximum Rate per $100 of Assessed Value $1.25
Total Assessment Levy $3,083.23
Fund Balance Information
Beginning Operating Reserve Fund Balance $1,628.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $1,628.50
Beginning Rehabilitation Reserve Fund Balance $44,896.50 Rehabilitation Reserve Fund Adjustments $291.00
Anticipated Rehabilitation Reserve Fund Balance $45,187.50 Anticipated Total Ending Fund Balance $46,816.00
Estimate of Cost
City of V allejo
Monica Place Road Landscape Maintenance District
Fund Number 0163 (#167)

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 35 ends

Recommendations
The Reserve Fund balance for the District is adequately funded.

The following are recommendations to the City:
 Ensure the District Reserve Fund remains adequately funded.  Consider decreasing the assessment in the future provided the current level of service is unchanged and there are no unforeseen expenditures.

Ridgecrest
The Ridgecrest Point Landscape Maintenance District (District) serves a residential neighborhood located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1978.
 Ad Valorem rate per $100 of assessed valuation: Current Rate: $0.115, Maximum Rate:
$1.50.
 The District is composed of six Pacific Gas & Electric easements and one area of ornamental plantings. The PG&E easements are composed of four with ornamental plants and two with weed height control and native/drought resistant plants.  Weed control assists in fire protection.

Boundaries
The District lies within the City of Vallejo, generally located within the Woodvale Court cul-de-sac and the area bounded by Sylvia Court, Hale Str eet, Delgado Street, Clatyon Court, Elna Drive, Henry Street, and Woodvale Court.

Improvements
The District maintains landscaping and weed control in the following areas:
 The PG&E easements found within chain-link fence enclosures on each side of Woodvale Street crossing extending north to and crossing Skyline Drive and along the south side of Goheen Circle
 Rear yard fence lines.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 36 ends

Financial Information
The Direct Costs of the District not changed significantly from fiscal year 2024-2025 to fiscal year 2025-2026. This proposed assessment is below the maximum rate and is considered an exempt assessment pursuant to Californian Constitution Article XIIID Section 5(b).

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $19,500
Salaries & Benefits $0
Services & Supplies $0
Landscape Water $4,000
Utilities $0
Landscape Rehabilitation / Vandalism $15,000
Capital Projects $0
Total Direct Costs $38,500
Administration Costs
Administration & Overhead $0
County Administration Fees $0
Professional Fees $390
Total Administration Costs $390
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $38,890
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $34,319
Contribution (from) General Fund / Other Revenue ($2,610) Balance to Levy $70,599
District Statistics
Total Parcels 171
Total Parcels Levied 171
Anticipated Total Assessed Value / $100 $613,905.57
Proposed Rate per $100 of Assessed Value $0.115
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $70,599.14
Fund Balance Information
Beginning Operating Reserve Fund Balance $19,445.00
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $19,445.00
Beginning Rehabilitation Reserve Fund Balance $241,516.00 Rehabilitation Reserve Fund Adjustments $34,319.00
Anticipated Rehabilitation Reserve Fund Balance $275,835.00 Anticipated Total Ending Fund Balance $295,280.00
Estimate of Cost
City of Vallejo
Ridgecrest Landscape Maintenance District
Fund Number 0193 (#169)

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 38 ends

Recommendations
The Reserve Fund balance for the District is adequately funded.

The following are recommendations to the City:
 Ensure the District Reserve Fund is adequately funded.  Consider decreasing the assessment in the future provided the current level of service is unchanged and there are no unforeseen expenditures.

Somerset Highlands (I/II)
The District lies within the City of Vallejo, generally located within the area bounded by Columbus Parkway, Georgia Street, and Regents Parkway.

Special District Features
 The District was originally formed in 1975.
 The District has 2 acres of native and ornamental ground cover, shrubbery and trees.  The District has 5 acres of weed control.
 Weed control in open space areas assists in fire protection.  Ad Valorem rate per $100 of assessed valuation: Current Rate: $.06, Maximum Rate:
$1.25.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Columbus Parkway, Georgia Street, and Regents Parkway.

Improvements
The District maintains landscaping and weed control in the following areas:
 Slope along Columbus Parkway from Georgia Street north to the rail fence and south to Regents Parkway.
 Open space along Regents Parkway to Brunswick.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 39 ends

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $16,800
Salaries & Benefits $11,056
Services & Supplies $1,265
Landscape Water $3,000
Utilities $300
Landscape Rehabilitation / Vandalism $5,000
Capital Projects $0
Total Direct Costs $37,421
Administration Costs
Administration & Overhead $5,111
County Administration Fees $0
Professional Fees $629
Total Administration Costs $5,740
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $43,161
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $76,622
Contribution (from) General Fund / Other Revenue ($4,504) Balance to Levy $115,279
District Statistics
Tot al Parcels 533
Total Parcels Levied 533
Anticipated Total Assessed Value / $100 $1,921,317.04
Proposed Rate per $100 of Assessed Value $0.060
Maximum Rate per $100 of Assessed Value $1.25
Total Assessment Levy $115,279.02
Fund Balance Information
Beginning Operating Reserve Fund Balance $21,580.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $21,580.50
Beginning Rehabilitation Reserve Fund Balance $428,866.50 Rehabilitation Reserve Fund Adjustments $76,622.00
Anticipated Rehabilitation Reserve Fund Balance $505,488.50 Anticipated Total Ending Fund Balance $527,069.00
City of V allejo
Somerset Highlands I & II Landscape Maintenance District Fund Number 0109 (#173)
Estimate of Cost

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 41 ends

Recommendations
The Reserve Fund balance for the District is adequately funded.

Somerset Highlands III
The Somerset Highlands Three Landscape Maintena nce District (District) serves a residential neighborhood located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1981.
 The District has 7 acres of native and ornamental ground cover, shrubbery and trees.
 The District has 4 acres of weed control.
 Weed control in open space areas assists in fire protection.  Ad Valorem rate per $100 of assessed valuation: Current Rate: $.144, Maximum Rate: $1.50.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Locust Drive, Ascot Parkway, Columbus Parkway, and Rock Springs Golf Course.

Improvements
The District maintains landscaped areas and weed control in the following areas:
 Landscape slope along the east and west side of Ascot Parkway.  Medians from just south of Hawksbury Drive to the intersection of Columbus  Parkway to the end of the sound wall along the north side of Columbus Parkway.  Strip of landscaping running along two hundred feet east of the intersection of Columbus and Ascot Parkways at the sound wall to the back of the curb.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 42 ends

 Interior slope beneath the power lines and slope overlooking the Blue Rock Springs Golf Course.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $9,756
Salaries & Benefits $15,145
Services & Supplies $1,733
Landscape Water $11,947
Utilities $180
Landscape Rehabilitation / Vandalism $12,500
Capital Projects $0
Total Direct Costs $51,261
Administration Costs
Administration & Overhead $7,002
County Administration Fees $0
Professional Fees $715
Total Administration Costs $7,717
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $58,978
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $77,665
Contribution (from) General Fund / Other Revenue ($4,141) Balance to Levy $132,502
District Statistics
Total Parcels 233
Total Parcels Levied 233
Anticipated Total Assessed Value / $100 $920,149.87
Proposed Rate per $100 of Assessed Value $0.144
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $132,501.58
Fund Balance Information
Beginning Operating Reserve Fund Balance $29,489.00
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $29,489.00
Beginning Rehabilitation Reserve Fund Balance $384,611.00 Rehabilitation Reserve Fund Adjustments $77,665.00
Anticipated Rehabilitation Reserve Fund Balance $462,276.00 Anticipated Total Ending Fund Balance $491,765.00
City of V allejo
Somerset Highlands III Landscape Maintenance District
Fund Number 0171 (#176)
Estimate of Cost

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 44 ends

Recommendations
The Reserve Fund balance for the District is adequately funded.

The following are recommendations to the City:
 Ensure the District Reserve Fund is adequately funded.

Springtree
The Springtree Landscape Maintenance District (District) serves a residential neighborhood consisting of four developments located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1978 with one annexation in 1979.  The District has 1 acre of native and ornamental ground cover, shrubbery and trees  The District has 10 acres of weed control.
 Weed control in open space areas assists in fire protection.  Ad Valorem rate per $100 of assessed valuation: Current Rate: $.195, Maximum Rate:
$1.50.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Tuolumne Street, Guava Court, Platt and Wake Court, Pa rkview Terrace, Phoenix Circle and the water treatment fence line.

Improvements
The District maintains landscaping and weed control in the following areas:
 Landscaping along Tuolumne Street starting from Parkview Terrace, Public LMD behind lot 7, ending at the intersection of Phoenix Circle.
 South side of Tuolumne Street beginning at Ridgeview Drive and ending at the rear of lot 8 at Guava Court.
 Behind the residences along the south side of Mitchell Court and Riverview Drive.  Open space bounded by Platt and Wake Court and Parkview Terrace and the water treatment plant fence line.
 Public LMD on the north side of Amber Avenue, south side adjoining the park.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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 Public LMD situated below Phoenix Circle from lots 27-42 and behind the homes on Pepper Avenue.

Capital projects include remove and replace landscape and irrigation to keep up with current standards.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 B udget
Contract Maintenance Costs $26,640
Salaries & Benefits $25,478
Services & Supplies $2,915
Landscape Water $10,000
Utilities $1,200
Landscape Rehabilitation / Vandalism $20,000
Capital Projects $0
Total Direct Costs $86,233
Administration Costs
Administration & Overhead $11,778
County Administration Fees $0
Professional Fees $940
Total Administration Costs $12,718
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $98,951
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $86,932
Contribution (from) General Fund / Other Revenue ($15,184) Balance to Levy $170,699
District Statistics
Total Parcels 297
Total Parcels Levied 297
Anticipated Total Assessed Value / $100 $875,377.71
Proposed Rate per $100 of Assessed Value $0.195
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $170,698.65
Fund Balance Information
Beginning Operating Reserve Fund Balance $49,475.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $49, 475.50
Beginning Rehabilitation Reserve Fund Balance $1,468,915.50 Rehabilitation Reserve Fund Adjustments $86,931.56
Anticipated Rehabilitation Reserve Fund Balance $1,555,847.06 Anticipated Total Ending Fund Balance $1,605,322.56
City of Vallejo
Springtree Landscape Maintenance District
Fund Number 0192 (#172)
Estimate of Cost

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Recommendations
The Reserve Fund balance for the District is adequately funded.

Summit II
The Summit Two Landscape Maintenance District (District) serves a residential neighborhood made from two subdivisions located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1978 with one annexation in 1979.  The District has 3.5 acres of weed control.
 Weed control in open space areas assists in fire protection.  Ad Valorem rate per $100 of assessed valuation: Current Rate: $.095, Maximum Rate:
$1.50.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Hillview Drive, Sunrise Way and the P.G. & E. towers.

Improvements
The District maintains landscaping and weed control in the following areas:
 Remove the hazardous tree conditions behind the homes on Hillview and Sunrise Drive.  Improve the fire protection grass control under the PGE power lines.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 48 ends

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $6,504
Salaries & Benefits $5,067
Services & Supplies $580
Landscape Water $0
Utilities $0
Landscape Rehabilitation / Vandalism $5,000
Capital Projects $0
Total Direct Costs $17,151
Administration Costs
Administration & Overhead $2,343
County Administration Fees $0
Professional Fees $293
Total Administration Costs $2,636
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $19,787
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $39,328
Contribution (from) General Fund / Other Revenue ($4,719) Balance to Levy $54,396
District Statistics
Total Parcels 171
Total Parcels Levied 171
Anticipated Total Assessed Value / $100 $572,584.31
Proposed Rate per $100 of Assessed Value $0.095
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $54,395.51
Fund Balance Information
Beginning Operating Reserve Fund Balance $9,893.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $9,893.50
Beginning Rehabilitation Reserve Fund Balance $462,015.50 Rehabilitation Reserve Fund Adjustments $39,328.00
Anticipated Rehabilitation Reserve Fund Balance $501,343.50 Anticipated Total Ending Fund Balance $511,237.00
City of Vallejo
Summit II Landscape Maintenance District
Fund Number 0188 (#164)
Estimate of Cost

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Recommendations
The Reserve Fund balance for the District is adequately funded.

Town & Country
The Town & Country One Landscape Maintenance District (District) se rves a residential neighborhood located in northwest Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1980.
 The District has 1.5 acres of ornamental shrubbery and trees.  Weed control assists in fire protection.
 Ad Valorem rate per $100 of assessed valuation: Current Rate: $.150, Maximum Rate:
$1.50.

Boundaries
The District lies within the City of Vallejo, generally located within the area bounded by Fairgrounds Drive, Marine World Parkway fence, and the North Vallejo Community Park Ball Field.

Improvements
The District maintains landscaping and weed control in the following areas:
 Slope on Fairgrounds Drive from Marine World Parkway fence to the North Vallejo Community Park Ball Field.
 Walkway from Basalt down to the North Vallejo Community Park Ball Field.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 51 ends

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $13,440
Salaries & Benefits $8,739
Services & Supplies $1,000
Landscape Water $1,000
Utilities $400
Landscape Rehabilitation / Vandalism $5,000
Capital Projects $0
Total Direct Costs $29,579
Administration Costs
Administration & Overhead $4,040
County Administration Fees $0
Professional Fees $298
Total Administration Costs $4,338
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $33,917
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $21,284
Contribution (from) General Fund / Other Revenue ($1,762) Balance to Levy $53,439
District Statistics
Total Parcels 124
Total Parcels Levied 124
Anticipated Total Assessed Value / $100 $356,261.97
Proposed Rate per $100 of Assessed Value $0.150
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $53,439.30
Fund Balance Information
Beginning Operating Reserve Fund Balance $16,958.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $16,958.50
Beginning Rehabilitation Reserve Fund Balance $159,257.50 Rehabilitation Reserve Fund Adjustments $21,284.00
Anticipated Rehabilitation Reserve Fund Balance $180,541.50 Anticipated Total Ending Fund Balance $197,500.00
Estimate of Cost
City of V allejo
Town & Country 1 Landscape Maintenance District
Fund Number 0122 (#165)

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Recommendations
The Reserve Fund balance for the District is adequately funded.

Woodridge
The Woodridge Landscape Maintenance District (District) serves a residential neighborhood located in northeast Vallejo. The District is fully developed.

Special District Features
 The District was formed in 1977.
 The District has 6 acres of native and ornamental ground cover, shrubbery and trees.  The District has 11 acres of weed control.
 Weed control in open space areas assists in fire protection.  Ad Valorem rate per $100 of assessed valuation: Current Rate: $.071, Maximum Rate:
$1.50.

Boundaries
The District lies within the City of Vallejo, made up of several islands as generally located within the area bounded by Tennessee Street and Oakwood; Masonic Drive and Oakwood; Evergreen, Parhaven Court and Temple; Woodson Way, Blue Bird, Robin Courts, Skyline Drive and Blue Rock Springs Corridor.

Improvements
The District maintains landscaping and weed control in the following areas:
 Landscaped slope along the north side of Tennessee Street behind Lain Court.  Island at the corner of Tennessee and Oakwood, the easement directly west of the island and behind the homes of Bridge Court.
 Easement off Evergreen Way on the south side bounded by the rear yard fences of Curtis and Springbrook.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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 Easement open space up slope of Evergreen and behind Park Haven Court and down slope of Temple.
 Open space between Masonic Drive and Oakwood just south of Justin Court.  Open space above Woodson Way and below Blue Bid and Robin Courts.  The rear slope of Wood Court, Skyline Drive, and Masonic Court above Blue Rock Springs Corridor including the eucalyptus grove to within one hundred feet of the creak at high stage.
 Slope behind Creekview, Glenview, and the open space entrance to the rear slope and frontage along the creek behind the private frontage road along Redwood.  The islands of Redwood and the frontage landscaping from just west of Foothill to Doncaster on the north side and 500 feet west of Topley on the south side.

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

Page 55 ends

Direct Costs 2025-26 Budget
Contract Maintenance Costs $13,008
Salaries & Benefits $19,050
Services & Supplies $2,179
Landscape Water $10,000
Utilities $240
Landscape Rehabilitation / Vandalism $20,000
Capital Projects $0
Total Direct Costs $64,477
Administration Costs
Administration & Overhead $8,807
County Administration Fees $0
Professional Fees $567
Total Administration Costs $9,374
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $73,851
Cont ribut ion t o / (f rom ) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $36,512
Contribution (from) General Fund / Other Revenue ($5,571) Balance to Levy $104,792
District Statistics
Total Parcels 449
Total Parcels Levied 449
Anticipated Total Assessed Value / $100 $1,475,948.06
Proposed Rate per $100 of Assessed Value $0.071
Maximum Rate per $100 of Assessed Value $1.50
Total Assessment Levy $104,792.31
Fund Balance Information
Beginning Operating Reserve Fund Balance $36,925.50
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $36,925.50
Beginning Rehabilitation Reserve Fund Balance $520,135.50 Rehabilitation Reserve Fund Adjustments $36,512.00
Anticipated Rehabilitation Reserve Fund Balance $556,647.50 Anticipated Total Ending Fund Balance $593,573.00
City of Vallejo
Woodridge Landscape Maintenance District
Fund Number 0118 (#174)
Estimate of Cost

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City of Vallejo
Landscape Maintenance Districts
Overview Report, FY 2025-2026

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Recommendations
The Reserve Fund balance for the District is adequately funded.

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ACTION ITEM 9.C.

DATE: June 10, 2025
TO: Mayor and Members of the City Council
FROM: Oscar Alcantar, Interim Public Works Director
SUBJECT: HOLD A PUBLIC HEARING AND ADOPT A RESOLUTION APPROVING THE

ENGINEER'S REPORT AND ORDERING THE LEVY AND COLLECTION OF ASSESSMENTS ON PROPERTIES IN THE GLEN COVE III AND GLEN COVE III 2015 LANDSCAPE MAINTENANCE DISTRICTS FOR FISCAL YEAR 2025-2026

RECOMMENDATION
Hold a public hearing and adopt a resolution approving the engineer's report and ordering the levy and collection of assessments on properties in the Glen Cove III and Glen Cove III 2015 Landscape Maintenance Districts for FY 2025-2026.

REASONS FOR RECOMMENDATION
The City Council appointed SCI Consulting Group as the Engineer of Work and directed it to prepare the Engineer's Reports for Glen Cove III and Glen Cove III 2015 LMDs. Pursuant to the Landscape and Lighting Act of 1972, the Engineer’s Reports have been prepared which identify all assessable parcels in each LMD in compliance with the provisions of California Constitution Article XIIID (Proposition 218). A Public Hearing is legally required to allow the City Council to levy the assessments.

BACKGROUND AND DISCUSSION
The City of Vallejo has 27 Landscape Maintenance Districts, thirteen of which were established in accordance with the Landscape and Lighting Act of 1972 (1972 Act), and fourteen of which were established in accordance with the Improvement Act of 1911 (1911 Act). The City Council will be considering the 1911 Act districts and the remaining 1972 Act districts under separate Council actions.

Approval of this resolution formally establishes the FY 2025-2026 assessments for the Glen Cove III and Glen Cove III 2015 Landscape Maintenance Districts. An Engineer’s Report (“Report”) is prepared annually for each Landscape Maintenance District formed under the 1972 Act. Proposed assessments for each parcel are based on the special benefit received by the parcels within each district. The Report analyzes the district based on “equivalent benefit units” (EBU), with one EBU is applied to a single-family residence. The proposed FY 2025-2026 budget for these districts is included as part of the Report.

The FY 2025-2026 Report for the 1972 Act Districts is included as an attachment to this staff report and is also on file in the City Clerk’s Office (3rd Floor) and in the Department of Public Works (4th Floor), City Hall, 555 Santa Clara Street, Vallejo, California, 94590.

The annual assessment rates for Glen Cove III 2015 are proposed to increase, as this district allows for an inflationary adjustment, to improve the level of service and set aside funds for future capital improvements.

Consistent with Proposition 218, such increases are not considered increased assessments that require that a notice and ballot be sent to the property owners.

The following chart reflects both the approved FY 2024-2025 levy per EBU and the proposed FY 2025-2026 levy per EBU:

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Date: June 10, 2025
Subject: HOLD A PUBLIC HEARING AND ADOPT A RESOLUTION APPROVING THE

ENGINEER'S REPORT AND ORDERING THE LEVY AND COLLECTION OF ASSESSMENTS ON PROPERTIES IN THE GLEN COVE III AND GLEN COVE III 2015 LANDSCAPE MAINTENANCE DISTRICTS FOR FISCAL YEAR 2025-2026

Page 2 ends

DISTRICT
APPROVED FY 24-25

ASSESSMENT
PROPOSED FY 25-26

ASSESSMENT
% CHANGE
Glen Cove III $ 155.14 $ 155.14 0%
Glen Cove III 2015 Zone
A
$ 134.69 $ 137.88 2.37%
Glen Cove III 2015 Zone
B
$ 132.02 $ 135.15 2.37%
Glen Cove III 2015 Zone
C
$ 126.60 $ 129.60 2.37%

The proposed assessments for these Districts comply with the provisions of Proposition 218. The total amount of funds to be assessed for these two Landscape Maintenance Districts in FY 2025-2026 is $825,949.

FISCAL IMPACT
There is no fiscal impact from this action on the General Fund.

Landscape District budgets are separate from the City’s General Fund. Landscape Maintenance District assessments finance the maintenance improvements in the districts. The Public Works Department's costs for labor and materials associated with the Landscape Maintenance Districts are charged to the individual district budgets. All City costs associated with maintaining and administering the districts are covered by the annual assessments.

ATTACHMENTS

1. Reso - Public Hearing 1972 Glen Cove III LMDs_CAO Stamp

2. Vallejo 1972 Act ER 25-26

CONTACT
Oscar Alcantar, Interim Public Works Director
[email protected]

Page 614 of 1999 ends

RESOLUTION NO. 25-___ N.C.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VALLEJO APPROVING THE ENGINEER’S REPORT AND ORDERING THE LEVY AND

COLLECTION OF ASSESSMENTS ON PROPERTIES IN THE GLEN COVE III AND GLEN COVE III 2015 LANDSCAPE MAINTENANCE DISTRICTS FOR FISCAL YEAR 2025-2026
WHEREAS, the City Council, by previous Resolution, has ordered the preparation of the Engineer’s Report (the “Report”) for the Glen Cove III and Glen Cove III 2015 Landscape Maintenance Districts (the “Districts”) pursuant to the provisions of the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (the “Act”) that provides for the levy and collection of assessments to pay the costs and expenses of operating, maintaining and servicing the landscaping, and all appurtenant facilities and operations related thereto located within the Districts; and
WHEREAS, on June 10, 2025, at the hour of 7:00 p.m. at the City Council Chambers located at 555 Santa Clara Street, Vallejo, California, the City Council of the City of Vallejo held a public hearing on the question of the levy of the assessment, notice of which hearing was given as required by law; and
WHEREAS, all persons interested and desiring to be heard at the hearing were given an opportunity to be heard, and all matters and things pertaining to the levy were fully heard and considered by the City Council, and all oral statements and all written protests or communications were duly heard, considered and overruled, and this Council thereby acquired jurisdiction to order the levy and the confirmation of the diagram and assessment prepared by and made a part of the Engineer's Report to pay the costs and expenses thereof; and
WHEREAS, the City Council and its legal counsel have found that these assessments comply with applicable provisions of Article XIIID of the California State Constitution.

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

Section 1 The public interest, convenience and necessity require that the levy be made.

Section 2 The Districts benefited by the improvements and assessed to pay the costs and expenses thereof and the exterior boundaries thereof are as shown by a map filed in the office of the City Clerk, which map is made a part hereof by reference.

Section 3The Engineer's Report as a whole and each part thereof, to wit:
i) the Engineer's estimate of the itemized and total costs and expenses of maintaining the improvements and of the incidental expenses in

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connection therewith;
ii) the diagram showing the Districts, the plans and specifications for the improvements to be maintained, and the boundaries and dimensions of the respective lots and parcels of land within the Districts; and
iii) the assessment of the total amount of the costs and expenses of the proposed maintenance of the improvements upon the several lots and parcels of land in the Districts in proportion to the estimated special benefits to be received by said lots and parcels, and of the expenses incidental thereto;
are hereby approved and confirmed.

Section 4 Final adoption and approval of the Engineer's Report as a whole, and of the plans and specifications, the estimate of the costs and expenses, the diagram and the assessments, as contained in the Report as hereinabove determined and ordered, is intended to and shall refer and apply to the Report, or any portion thereof as amended, modified, revised or corrected by, or pursuant to and in accordance with, any resolution or order, if any, heretofore duly adopted or made by this Council.

Section 5 The assessments to pay the costs and expenses of the maintenance of the improvements for Fiscal Year 2025-2026 is hereby ordered to be levied. For further particulars pursuant to the provisions of the Landscaping and Lighting Act of 1972, reference is hereby made to the Resolution Directing Preparation of Engineer's Report.

Section 6 Based on the oral and documentary evidence, including the Engineer's Report, offered and received at the hearing, this Council expressly finds and determines (a) that each of the several lots and parcels of land will be specially benefited by the maintenance of the improvements at least in the amount if not more than the amount of the assessment apportioned against the lots and parcels of land, respectively, and (b) that there is substantial evidence to support, and the weight of the evidence preponderates in favor of, the aforesaid finding and determination as to special benefits.

Section 7 The Engineer’s Report as presented to the City Council and on file in the Office of the City Clerk is hereby confirmed as filed. The City Council hereby levies against and upon all of the real property within the Districts a special assessment per equivalent benefit unit for the Fiscal Year commencing on July 1, 2025 and ending June 30, 2026, as follows:

District
Glen Cove III $ 155.14
Glen Cove III 2015 Zone A $ 137.88
Glen Cove III 2015 Zone B $ 135.15
Glen Cove III 2015 Zone C $ 129.60

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Section 8 The maintenance, operation, and servicing of the improvements and appurtenant facilities shall be performed in accordance with the Act. The City Council hereby orders the following proposed improvements to be made: the maintenance and operation of, and the furnishing of services and materials for: turf, ground cover, shrubs and trees, irrigation systems, drainage systems, open space areas, public pedestrian paths, entry monuments, fencing, lighting systems and all appurtenant facilities related thereto.

Section 9 Immediately upon the adoption of this Resolution, but in no event later than the third Monday in August following such adoption, the City Clerk shall file a certified copy of the assessments and a certified copy of this Resolution with the Auditor of the County of Solano. Upon such filing, the County Auditor shall enter on the County assessment roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the assessment. The assessments shall be collected at the same time and in the same manner as County taxes are collected and all laws providing for the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any compensation due the County for collection, shall be paid to the City of Vallejo, City Treasurer.

Section 10 The Finance Director shall deposit all money representing assessments collected by the County for the Districts to the credit of a fund for each of the Districts and such money shall be expended only for the maintenance, operation and servicing of each of the landscaping, lighting and appurtenant facilities as described in Section 8, above.

Adopted by the City Council of the City of Vallejo at a regular meeting held on June 10, 2025 with the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________________

ANDREA SORCE, MAYOR
ATTEST:
________________________________
DAWN G. ABRAHAMSON, CITY CLERK

Page 617 of 1999 ends

ENGINEER’S REPORT
City of Vallejo
Landscape Maintenance Districts
Fiscal Year 2025-26

Pursuant to the Landscaping and Lighting Act of
1972 and Article XIIID of the California Constitution

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Page i

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Page ii
Table of Contents
Introduction ................................................................................................................. 1 Overview.................................................................................................................................... 1 Assessment Process .................................................................................................................. 2 Engineer’s Report ...................................................................................................................... 2 Assessment History ................................................................................................................... 3 Changes To The Landscape Maintenance Districts ........................................................ 6 Plans & Specifications .................................................................................................. 7 Description of the Landscape Maintenance Districts .................................................... 9 Method of Apportionment ......................................................................................... 48 Method of Apportionment ...................................................................................................... 48 Discussion of Benefit ............................................................................................................... 48 General versus Special Benefit ................................................................................................ 51 Benefit Finding ........................................................................................................................ 52 Method of Assessment ............................................................................................................ 55 Appeals and Interpretation ..................................................................................................... 58 Inflationary Adjustment .......................................................................................................... 58 Assessment ................................................................................................................ 61 Appendix A - 2025-2026 Assessment Roll ................................................................... 63 Appendix B - Assessment Diagram ............................................................................. 64

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026
Page iii

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Introduction
Overview
The City of Vallejo (the “City”) annually levies and collects special assessments in order to maintain the improvements within the Landscape Maintenance Districts (“LMD” or “LMDs”). The LMDs have been formed pursuan t to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (the “1972 Act”).

This document includes the Engineer’s Repo rts (the “Reports”) for twelve Landscape Maintenance Districts (hereafter referred to as “LMD” or “LMDs”) designated as:
 Bordoni Ranch LMD
 Carriage Oaks LMD
 Garthe Ranch LMD (Zone A and Zone B)
 Glen Cove III LMD
 Glen Cove III 2015 LMD
 Hunter Ranch III LMD
 Marine World/Fairgrounds Drive LMD
 Marin View LMD
 Northeast Quadrant LMD (Including Zone A)
 Sandpiper Point LMD
 South Vallejo Business Park LMD
 Town and Country II through V LMD
In an effort to streamline the annual admin istrative process and expenses, the annual Reports required for each LMD, pursuant to the 1972 Act, are incorporated into this single Report. This comprehensive Report address the overall legislative authority, benefit rationale and method of apportionment for the LMDs listed above and provides separately a more detailed description of each LMD’s boundaries, improvements, proposed budget and assessmen ts for fiscal year 2025-2026 as required by Chapter 1, Article 4, beginning with Section 22565 of the 1972 Act.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 2 ends

Assessment Process
This Report was prepared to establish the budgets for the continued capital improvement and services expenditures that would be funded by the proposed 2025-2026 assessments, determine the benefits received from the lighting and landscaping maintenance and improvements by property within the LMDs and the method of assessment apportionment to lots and parcels within the LMDS. This Report and the proposed assessments have been made pursuant to the provisions of the 1972 Act and Article XIIID of the California Constitution (the “Article”).

In each subsequent year for which the asse ssments will be continued, the Council must direct the preparation of an Engineer's Report, budgets and proposed assessments for the upcoming fiscal year. After the Engineer's Report is completed, the Council may preliminarily approve the Engineer's Report and proposed assessments and establish the date for a public hearing on the continuati on of the assessments. This Report was prepared pursuant to the direction of the Council.

If the Council approves this Engineer's Report and the continuation of the assessments by resolution, a notice of assessment levies must be published in a local paper at least 10 days prior to the date of the public hearing. The resolution preliminarily approving the Engineer's Report and establishing the date for a public hearing is used for this notice.

Following the minimum 10-day time period after publishing the notice, a public hearing is held for the purpose of allowing public testimony about the proposed continuation of the assessments. This hearing is currently sc heduled for June 10, 2025. At this hearing, the Council would consider approval of a re solution confirming the continuation of the assessments for fiscal year 2025-2026. If so confirmed and approved, the assessments would be submitted to the County Auditor/Co ntroller for inclusion on the property tax rolls for Fiscal Year 2025-2026.

Engineer’s Report
SCI Consulting Group has been retained by the City as the Assessment Engineer for this Assessment since 2011-2012. Language taken fr om the previous Engi neer's Report is shown in Times New Roman, 10 pt. Font.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 3 ends

Assessment History
After the passage of Proposition 218 in November 1996 (now Articles XIIIC and XIIID of the California Constitution), the City conducted a complete analysis of the proposition and its application to the LMDs and the asse ssments related thereto. Pursuant to the Article XIIID Section 5 of the Constitution, certain existing assessments are exempt from the substantive and procedural requirements of Article XIIID Section 4 and property owner balloting for the assessments is not required until such time that the assessments are increased. Specifically, the City determined that the improvements and the annual assessment for each of the then existing 1972 Act Districts were part of the conditions of property development and approved by the original property owner (developer). As such, pursuant to Article XIIID Section 5b of the Constitution, the existing assessments were approved by all the property owners at the time the assessment was created (originally imposed pursuant to a 100% landowner petition) and therefore, the previously adopted assessments for each of those LM Ds were exempt from the procedural requirements of the Article XIIID Section 4.

With the exception of the Bordoni Ranc h LMD, Marine World/Fairgrounds LMD, Northeast Quadrant LMD, South Vallejo Busi ness Park LMD, the Highlands at Garthe Ranch LMD (Garthe Ranch LMD Zone B) and Glen Cove III 2015 LMD which were balloted for a new or increased assessment that includ ed an inflationary adjustment, each of the LMDs contained within this Report currently have fixed maximum assessment rates with no adjustment for inflation. Although th ese assessment rates (with the exception of Marin View LMD) were established prior to the passage of Proposition 218 and have been identified as exempt assessments pursuant to Article XIIID Section 5b of the Constitution, it has been determined that the current assessment revenues for most of these LMDs are no longer sufficient to cover the annual cost of providing the improvements.

Since the passage of Proposition 218, all new or increased assessments established for the LMDs and identified as the “Current Maximum Assessment Rate” in this Report have been submitted to the property owners of record and approved by such property owners pursuant to the provisions of the California Constitution Article XIIID Section 4.

Specifically:

The Marin View LMD was formed in fiscal year 1999-2000. As part of that formation process, the City conducted a property owner protest ballot proceeding for the proposed maximum assessment. The results of that balloting indicated that majority protest did not exist and the “Current Maximum Assessment Rate” identified in this Report for that LMD was approved and confirmed by the City Council. Although the maximum assessment for this LMD was approved through a property owner protest ballot proceeding, the maximum assessment established did not include an inflationary adjustment.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Also in fiscal year 1999-2000, the City conducted property owner protest proceedings for a proposed assessment increase for the Northeast Quadrant LMD. The assessment increase (new maximum assessment) presented to the property owners in a property owner protest ballot proceeding and subsequently approved by those property owners, included an annual inflationary adjustment for the assessments.

In fiscal year 2007-2008 the City conducted proceedings for the formation of the Highlands at Garthe Ranch Maintenance District and concurrently annexed the properties within this LMD to the existing Garthe Ranch LMD as Zone B. As part of the formation/annexation process the City co nducted a property owner protest ballot proceeding on the proposed new assessment for the associated improvements. The new maximum assessment presented to the property owners of record and subsequently approved also included an annual inflationary adjustment for the assessments.

In fiscal year 2008-2009 the City conducted property owner protest proceedings for a proposed assessment increase for eight of the LMDs outlined in this Report. These eight LMDs included:
 Carriage Oaks LMD
 Garthe Ranch LMD (Zone A only)
 Glen Cove III LMD
 Hunter Ranch III LMD
 Marine World/Fairgrounds Drive LMD
 Sandpiper Point LMD
 South Vallejo Business Park LMD
 Town and Country II through V LMD
In addition to the proposed assessment rate increases, the City proposed the implementation of an annual inflation adjustment for those new maximum assessment rates. In connection with the proposed assessment increases, pursuant to the provisions of the California Constitution, Article XIIID Section 4, the City conducted a property owner protest ballot proceeding for the establishment of the proposed new maximum assessments and inflationary adjustment for each respective LMD prior to imposing such new assessments.

The tabulation of the ballots indicated that majority protest did not exist for the proposed new or increased assessment for the following two LMDs only:
 Marine World/Fairgrounds Drive LMD
 South Vallejo Business Park LMD

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 5 ends

In fiscal year 2010-2011, the City conducted a property owner ballot proceeding for a proposed new assessment for the Bordoni Ranch LMD. The new assessment presented to the property owners in a ballot proceeding and subsequently approved by those property owners included an annual inflationary adjustment for the assessments.

In fiscal year 2015-2016, the City conducted a property owner ballot proceeding for a proposed new assessment in the Glen Cove III area, Glen Cove III 2015 LMD (Glen Cove III District 2). The new assessment presented to the property owners in a ballot proceeding and subsequently approved by those property owners included an annual inflationary adjustment for the assessments.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Changes To The Landscap e Maintenance Districts
Changes within the LMDs that affect th e 2025-2026 levy of assessments are outlined below.

Annexations
No new annexations have occurred since the fiscal year 2024-2025 Engineer’s Report was approved.

New Landscape Maintenance Districts
No new LMDs have been formed since the fiscal year 2024-2025 Engineer’s Report was approved.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 7 ends

Plans & Specifications
The LMDs provide maintenance of landscaping and lighting within the public right-of-way, dedicated landscape easements, parks, detention basins, and street lighting (the “Improvements”) in the various LMDs throughout the City. Each LMD has differing costs and provides direct and special benefits to th e parcels within these LMDs. All properties will be assessed only for the maintenance of improvements within their respective LMD.

Improvements within the LMDs include but ar e not limited to: installation, maintenance and servicing of public facilities, and incide ntal expenses, including but not limited to, street lights, public lighting facilities, lands caping, sprinkler systems, statuary, fountains, other ornamental structures and facilities, landscape corridors, ground cover, shrubs and trees, street frontages, drainage systems, fencing, entry monuments, graffiti removal and repainting, and labor, materials, supplies, utilities and equipment, as applicable, for property owned or maintained by the City of Vallejo. Any plans and specifications for these improvements will be filed with the Public Works Director of the City of Vallejo and are incorporated herein by reference.

Installation means the construction of lighting and landscaping improvements, including, but not limited to: land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks and drainage and lights.

Maintenance means the furnishing of servic es and materials for the ordinary and usual maintenance, operation and servicing of any improvement, including repair, removal or replacement of all or any part of any improvement; providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury; the removal of trimmings, rubbish, debris, and other solid waste, and the cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.

Servicing means the furnishing of electric current or energy for the operation or lighting of any improvements, and water for irrigation of any landscaping or the maintenance of any other improvements.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 8 ends

Incidental expenses include all of the following: (a) The costs of preparation of the report, including plans, specifications, estimates, diagram, and assessment; (b) the costs of printing, advertising, and the giving of published, posted, and mailed notices; (c) compensation payable to the County for colle ction of assessments; (d) compensation of any engineer or attorney employed to rende r services in proceedings pursuant to this part; (e) any other expenses incidental to th e construction, installation, or maintenance and servicing of the Improvements; (f) any expenses incidental to the issuance of bonds or notes pursuant to Streets & Highways Co de Section 22662.5; and (g) costs associated with any elections held for the approval of a new or increased assessment. (Streets & Highways Code §22526).

The assessment proceeds will be exclusively used for Improvements within the LMDs plus Incidental expenses.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 9 ends

Description of the Landscape Maintenance Districts
Landscape Maintenance District Bounda ries, Specific Areas Maintained and Fiscal Year 2025-2026 Estimate of Cost and Budgets
A description of the boundaries, areas maintained, Improvements and FY 2025-26 Budgets are described in detail below for each LMD.

BORDONI RANCH LMD
This LMD is designated as Bordoni Ranch Landscape Maintenance District and may be referred to as Bordoni Ranch LMD. Bordon i Ranch LMD was formed in 2010. The LMD serves two Zones:

Zone 1 is comprised of all parcels of land within the Bordoni Ranch subdivision, as well as the two parcels on the west side of Columbus Parkway that are the proposed site of the planned detention basin/wetlands;
Zone 2 is comprised of the remaining three pa rcels of land on the west side of Columbus Parkway that are proposed to be future residential subdivisions, including the planned Tuscany subdivision.

Boundaries
Zone 1 consists of all lots, parcels and subdivisions of land within the proposed residential subdivision known as Bordoni Ranch, generally located east of and adjacent to Columbus Parkway and south of Regents Park Drive and Brunswick Drive. Zone 1 also includes the two parcels that are the site of the proposed detention basin as well as vacant wetlands.

These two parcels are generally located west of and adjacent to Columbus Parkway, and north of Benicia Road, and south of Greenmont Drive.

Zone 2 consists of all lots, parcels and subdivisions of land within the proposed residential subdivision known as Tuscany as well as vacant land and two parcels zoned for residential development (future single-family residential subdivisions). These properties are generally located west of and adjacent to Columbus Parkway; and north of Greenmont Drive, and south of Aragon Street.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 10 ends

Improvements
The LMD maintains landscape improvements, open space areas and park facilities. It has been determined that specific improvements to be maintained throughout the LMD are improvements that provide special benefits to each property within the LMD, the cost of which will be proportionately shared by properties in both Zone 1 and Zone 2 (“Shared Improvements”). Conversely, other improvements to be maintained throughout the LMD that are specifically the result of developing properties within the Bordoni Ranch residential subdivisions are improvements that provide special benefits to only those properties, and the cost of providing such improvements shall be proportionately shared by only the properties in Zone 1 (“Zone 1 Improvements”). Therefore, Zone 1 receives benefits from both the Zone 1 Improvements and the Shared Improvements while Zone 2 receives benefits only from the Shared Improvements. The Improvements to be maintained throughout the LMD are generally described as:

Zone 1 Improvements
 Irrigated parkways and slopes (streetscape) within the public right-of-ways on the perimeter of the Bordoni Ranch subdivision, including but not limited to:
o Landscaped area located on the east side of Columbus Parkway, from Regents Park Drive southward to the southern end of the Bordoni Park subdivision;
o Landscaped area and approximately 19 street trees located on the south side of Regents Park Drive, from Columbus Parkway eastward to approximately 50 feet west of Brunswick Drive;
o Landscaped area, including approximately 54 street trees on both sides of Waterstone Parkway between Regents Park Drive and Abbey Drive.
 Irrigated open space areas and wetlands dispersed throughout the Bordoni Ranch subdivision that provide a transition from the streetscape landscaped areas to the non-irrigated open space areas, and/or are located adjacent to the residential units or common areas within the Bordoni Ranch subdivision.  Detention basin serving the Bordoni Ranch development.  A new detention basin was added Fiscal Year 2024-2025 on Columbus Parkway.

Shared Improvements
 Landscaped median islands on Columbus Parkway, approximately between Regents Park Drive on the north and Benicia Road on the south.  Designated parkland, located at the corner of Columbus Parkway and Regents Park Drive. The park includes, but is not limited to:
o One basketball court;
o Two bocce courts;

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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o Toddler’s play structure;
o Older children’s play structure;
o Picnic areas with tables, barbeques, and benches;
o A 21-stall parking lot.

General Information
Prior to the Bordoni Ranch development, there was a 6.74 acre park located on the south side of Regents Park Drive just east of Columbus Parkway. This park had very few amenities and consisted primarily of grass, trees and sidewalks. The park was maintained by the Greater Vallejo Recreation District (the “GVRD”). In anticipa tion of the increased demand to be placed on the park by the Developments, the previous park was demolished and a new park was completely reconstructed and enhanced as described above. Fiscal Year 2024-2025 planning and redesign of the bathroom facilities are planned for completion.

The following improvements are planned to be installed in the Fiscal Year 2025-2026.  Irrigated landscaping at the intersection of Columbus Parkway and Bordoni Drive and additional street trees along Columbus Parkway (24) and Bordoni Drive (33).

The trees on Columbus Parkway will be part of the Zone 2 shared improvements.  Irrigated open space on Bordoni Drive between Running Springs Drive and Rainwater Drive, and behind the homes on Waterfall Lane.  Defensible space behind homes on Bordoni Drive, Rainwater Drive, Waterfall Lane, and Blue River Drive.
 Approximately 670 linear feet of trail from the end of Bordoni Court connecting to the Bay Area Ridge Trail at the city limits between Vallejo and Benicia.

LMD Budgets
The following provides the budget and maximum assessment rates for each Zone for fiscal year 2025-26.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 12 ends

Direct Costs Zone 01 Zone 02
2025-26
Budget
Contract Maintenance Costs $72,314 $1,786 $74,100
Salaries & Benefits $64,868 $1,602 $66,470
Services & Supplies $7,422 $183 $7,605
Landscape Water $63,434 $1,567 $65,000
Utilities $1,757 $43 $1,800
Landscape Rehabilitation / Vandalism $9,759 $241 $10,000 Capital Projects $0 $0 $0
Total Direct Costs $219,553 $5,422 $224,975
Administration Costs
Administration & Overhead $29,988 $741 $30,729
County Administration Fees $1,847 $46 $1,892
Professional Fees $961 $24 $985
Total Administration Costs $32,797 $810 $33,606
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $252,350 $6,232 $258,581 Contribution to / (from) Reserve Fund $0 $0 $0
Contribution to / (from) Rehabilitation Fund ($63, 179) ($1,563) ($64,742) Contribution (from) General Fund / Other Revenue ($4,487) ($111) ($4,598) Balance to Levy $184,683 $4,558 $189,241
District Statistics
Total Parcels 370 3 373
Total Parcels Levied 353 3 356
Total Equivalent Benefit Units 391.62 14.05 405.67
Proposed Levy per Benefit Unit $471.59 $324.40
Maximum Levy per Benefit Unit $776.09 $533.35
Total Assessment Levy $184,683.29 $4,557.76 $189,241.06 Fund Balance Information
Beginning Operating Reserve Fund Balance $126,020.91 $3,112.09 $129,133.00 Operating Reserve Fund Adjustments $0.00 $0.00 $0.00
Anticipated Operating Reserve Fund Balance $126,020.91 $3,112.09 $129,133.00 Beginning Rehabilitation Reserve Fund Balance $ 323,398.19 $7,274.81 $330,673.00 Rehabilitation Reserve Fund Adjustments ($63,178.98) ($1,563.02) ($64,742.00) Anticipated Rehabilitation Reserve Fund Balance $260,219.22 $5,711.78 $265,931.00 Anticipated Total Ending Fund Balance $386,240.13 $8,823.87 $395,064.00 Estimate of Cost
City of Vallejo
Bordoni Ranch Landscape Maintenance District
Fund Number (#177)

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 13 ends

Carriage Oaks LMD
This LMD is designated as Carriage Oaks Landscape Maintenance District and may be referred to as Carriage Oaks LMD. Carria ge Oaks LMD was formed in 1990. The LMD serves a residential neighborhood of 254 parcels located in northeast Vallejo.

Boundaries
The LMD lies within the City of Vallejo, gene rally located within the area bounded by Interstate 80, State Route 37, the Count ry Club Crest Ranch and Cimarron Hills Subdivisions.

Improvements
The LMD maintains landscaped areas and weed control zones including approximately 1 acre of ornamental and native landscaping which includes ground cover, shrubbery and trees; and 10 acres of plantings and weed control described as follows:
 Remove & replace over-mature shrubs on Borges slopes
 Thin out over-mature vegetation at Griffin & Sousa
 The landscape areas from Cimarron Court to Souza
 The strip of weed height control along the Marine World Parkway sound wall and the open space below, to the west of Highway 80
 Weed height control for open space areas
 Prune trees in LMD easements
 Upgrade irrigation on slopes along Borges
General Information
Slope drainage from Highway 80 is highly erosive to the open space area and has significantly impacted the LMD costs over th e last few years. Although repairs due to erosion cannot be predicted, it is essent ial that the LMD’s Rehabilitation Fund be adequately funded for any unforeseen repairs or replacements.

The life expectancy of native shrubbery is five to fifteen years. The majority of the current landscape improvements (shrubbery) within the LMD will likely need replacement over the next several years.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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A financial analysis of the LMD indicates that the current maximum assessment revenues do not generate adequate revenue to provide for the Improvements. The City conducted proceedings in fiscal year 2008-2009 to ballot the property owners within the LMD for an increased assessment and an annual inflationary adjustment commencing in fiscal year 2008-2009, which was not approved. This has re sulted in a continued reduction in the levels of service including, reduced irrigation service, reduction in the frequency of maintenance services and postponement of capital improvement projects.

LMD Budget
The following provides the budget and maximum assessment rate for fiscal year 2025-26.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $6,000
Salaries & Benefits $2,643
Services & Supplies $302
Landscape Water $0
Utilities $0
Landscape Rehabilitation / Vandalism $0
Capital Projects $0
Total Direct Costs $8,945
Administration Costs
Administration & Overhead $1,222
County Administration Fees $149
Professional Fees $85
Total Administration Costs $1,456
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $10,401
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $4,571
Contribution (from) General Fund / Other Revenue ($108) Balance to Levy $14,864
District Statistics
Total Parcels 254
Total Parcels Levied 254
Total Equivalent Benefit Units 254.00
Proposed Levy per Benefit Unit $58.52
Maximum Levy per Benefit Unit $58.52
Total Assessment Levy $14,864.08
Fund Balance Information
Beginning Operating Reserve Fund Balance $5,200.32
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $5,200.32
Beginning Rehabilitation Reserve Fund Balance $5,640.68 Rehabilitation Reserve Fund Adjustments $4,571.00
Anticipated Rehabilitation Reserve Fund Balance $10,211.68 Anticipated Total Ending Fund Balance $15,412.00
Estimate of Cost
City of Vallejo
Carriage Oaks Landscape Maintenance District
Fund Number 7720 (#170)

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Garthe Ranch LMD
This LMD is designated as Garthe Ranch Landscape Maintenance District and may be referred to as Garthe Ranch LMD. The LMD is comprised of two Zones:
 Zone A (the original Garthe Ranch LMD) was formed in 1987 and serves a residential neighborhood consisting of 1,145 parcels within thirteen developments located in southeast Vallejo; and
 Zone B (the Highlands) was formed and established in October 2006 and serves a residential development consisting of 105 parcels situated in the eastern portion of the City of Vallejo.

Boundaries
Zone A of the LMD is generally located with in the areas bounded by Columbus Parkway, Lake Herman Road, the Vallejo-Benicia city limits line, the Springtree/Fleming Hill LMD, Tennessee Street, Saint Catherine's Church, and the Summit I and Somerset Highlands III Landscape Maintenance Districts.

Zone B is generally located east of and adja cent to Columbus Parkway at Spring Road, south and west of Ascot Parkway, and north of Georgia Street.

Improvements
Zone A - The LMD maintains landscaped areas, weed control zones and trail systems for the special benefit of properties within Zone A including approximately 30 acres of native and ornamental ground cover, shrubbery and trees; 31 acres of plantings and weed control that are found in the following areas:
 The Ascot Parkway frontage which extends eastward to Newcastle Drive  The Georgia Street frontage extending to Ascot Parkway  Hilary Way between Columbus and Ascot Parkways
 The Columbus Parkway slopes below the Coventry Hills subdivision and Highland Apartments
 The frontages along Windsor, Westminster, Southport, and Ramsgate Ways The open space areas behind the residences of Ascot Parkway, Britannia Drive, Hawkins Street, Southport Way, Georgia Street, Knig hts Circle, Devonshire and Joel Courts, Devonshire Avenue, Manor Court, Newcastle Drive, Newcastle Court, Windsor and Westminster Ways, Sandhurst Drive, Sandhurst Court, and Saxony Court.

Zone B - The LMD maintains landscaped areas, weed control zones and parkland for the special benefit of properties within Zone B including:

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 17 ends

 Approximately one acre of irrigated parkways and slopes (streetscape) within the public right-of-ways along the interior streets of the Zone.  Approximately half of an acre of irri gated open space areas that provide a transition from the streetscape landscaped areas to the non-irrigated open spaces areas, and/or are located adjacent to the residential units or common areas within the Highlands subdivision.
 Approximately one and a half acres of irrigated parkways and slopes (streetscape) on the perimeter of the Zone.
 Approximately 25 acres of non-irrigated (natural) open space area located in the eastern half of the Zone behind the residential subdivision.

A half-acre park site is located in the center of the residential subdivision.

General Information
The life expectancy of native shrubbery is five to fifteen years. Although portions of the assessments for Zone A have been spent on rehabilitation in recent years, it is reasonable to assume that additional monies will be necessary in future years for either more rehabilitation of the improvements (particularly irrigation systems) or increased maintenance costs associated with very mature plant material.

LMD Budgets
Zone A Budget
A financial analysis of the LMD and the improvements indicates that the current maximum assessment rate does not generate sufficient revenues to adequately provide for the improvements. The City conducted proceedings in fiscal year 2008-09 to ballot the property owners within the LMD for an incr eased assessment and an annual inflationary adjustment commencing in fiscal year 2008-09 which was not approved. This has resulted in a continued reduction in the levels of service including, reduced irrigation service, reduction in the frequency of maintenanc e services and postponement of capital improvement projects.

The following provides the budget and maximum assessment rate for fiscal year 2025-26.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 18 ends

Direct Costs 2025-26 Budget
Contract Maintenance Costs $49,200
Salaries & Benefits $37,807
Services & Supplies $4,325
Landscape Water $33,430
Utilities $3,200
Landscape Rehabilitation / Vandalism $0
Capital Projects $0
Total Direct Costs $127,962
Administration Costs
Administration & Overhead $17,478
County Administration Fees $1,783
Professional Fees $1,016
Total Administration Costs $20,277
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $148,239
Contribution to / (from) Reserve Fund $30,397
Contribution to / (from) Rehabilitation Fund $143
Contribution (from) General Fund / Other Revenue ($437) Balance to Levy $178,342
District Statistics
Total Parcels 1145
Total Parcels Levied 1138
Total Equivalent Benefit Units 1388.31
Proposed Levy per Benefit Unit $128.46
Maximum Levy per Benefit Unit $128.46
Total Assessment Levy $178,342.30
Fund Balance Information
Beginning Operating Reserve Fund Balance $43,722.00
Operating Reserve Fund Adjustments $30,397.00
Anticipated Operating Reserve Fund Balance $74,119.00
Beginning Rehabilitation Reserve Fund Balance $0.00
Rehabilitation Reserve Fund Adjustments $143.29
Anticipated Rehabilitation Reserve Fund Balance $143.29 Anticipated Total Ending Fund Balance $74,262.29
Estimate of Cost
City of V allejo
Garthe Ranch Landscape Maintenance District
Fund Number 7716 (#180)

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Zone B Budget
Zone B (Highlands) was formed and balloted for a new assessment in fiscal year 2006-07, which included an annual inflationary.

The following provides the proposed budget and assessment rate for fiscal year 2025-26 that is necessary to provide an appropriate level of maintenance for the Highlands (Zone B) of the LMD. The budget includes the City ’s estimate of anticipated expenditures, revenues and fund balances required for the annual maintenance and operation of the improvements. The assessment rate derived from this budget and the established method of apportionment shall be used to ca lculate each parcel’s assessments for fiscal year 2025-26.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

Page 20 ends

Direct Costs 2025-26 Budget
Contract Maintenance Costs $40,800
Salaries & Benefits $40,789
Services & Supplies $4,667
Landscape Water $35,000
Utilities $1,800
Landscape Rehabilitation / Vandalism $15,000
Capital Projects $0
Total Direct Costs $138,056
Administration Costs
Administration & Overhead $18,857
County Administration Fees $2,179
Professional Fees $1,242
Total Administration Costs $22,278
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $160,334
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $79,092
Contribution (from) General Fund / Other Revenue ($21,507) Balance to Levy $217,919
District Statistics
Total Parcels 105
Total Parcels Levied 105
Total Equivalent Benefit Units 105.00
Proposed Levy per Benefit Unit $2,075.42
Maximum Levy per Benefit Unit $2,870.06
Total Assessment Levy $217,919.10
Fund Balance Information
Beginning Operating Reserve Fund Balance $80,167.10
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $80,167.10
Beginning Rehabilitation Reserve Fund Balance $2,070,531.90 Rehabilitation Reserve Fund Adjustments $79,092.00
Anticipated Rehabilitation Reserve Fund Balance $2,149,623.90 Anticipated Total Ending Fund Balance $2,229,791.00
Estimate of Cost
City of Vallejo
Garthe Ranch Highland (Zone B) Landscape Maintenance District Fund Number 7746 (#188)

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Glen Cove III LMD’s
The Glen Cove III area has two Landscape Maintenance Districts, the first LMD is designated as Glen Cove III LMD or “LMD 1” , was formed in 1987. LMD 1 serves an area consisting of 2,936 parcels from twenty-eight (28) developments located in southeast Vallejo.

The second Landscape Maintenance District was formed by property owner ballot proceeding fiscal year 2015-16 an d is designated as Glen Cove III 2015 LMD or “LMD 2”.

LMD 2 serves the same area as LMD 1 and co ntains 3,219 parcels from twenty-eight (28) developments located in southeast Vallejo. LMD 2 contains slightly more parcels than LMD 1, due to its formation occurring after the implementation of Proposition 218, public agencies are subject to LMD 2 assessments.

LMD 2 was formed in order to provide additional funding for the maintenance and installation of landscape improvements throughout the Glen Cove III area. LMD 1 was formed in 1987 without an inflationary adjustment while costs have increased significantly. As a result, the assessment revenue from LMD 1 was no longer sufficient to fund annual maintenance and would have depleted the rehabilitation reserve fund.

The development of properties within both LMD’s is not expected to change significantly.

Boundaries
Both LMD’s lies within the City of Vallejo, generally located within the area bounded by Interstate 80, Interstate 780, Robles Way and the Benicia State Recreation Area.

LMD 2 Zones of Benefit
As part of the engineering work for the fo rmation of LMD 2, an analysis was conducted on the relationship (including proximity, transportation corridors, likely travel routes, etc.), between properties and the primary improvements located along Glen Cove Parkway. As a results three zones, A, B a nd C were created as shown on the assessment diagram for LMD 2. Parcels in Zone B are determined to receive 98% of the level of special benefit as those within Zone A and parcels in Zone C are determined to receive 94% of the level of special benefit as those within Zone A.

Improvements
The LMD’s maintain landscaped areas; weed control zones; and trail systems including approximately 60 acres of ornamental and native landscaping which includes ground cover, shrubbery, and trees; and 62 acres of plantings and weed control that are found in the following areas:

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Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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 The boundaries of Robles to the straits and Navone/Palou/Old Glen Cove Road to the Benicia State Recreation Area fence-line and Glen Cove Parkway  Mistral, Rivermouth, Brigantine, James River, New Bedford Court, Bear Cove Court, Pueblo Court, Duxbury Place, Sandy Neck Way, Sea Cliff Place, Saybrook Way, Antigua Way, and Chesapeake Drive
 Glen Cove Parkway beginning at the west corner of the Marina Complex landscape area fronting the parkway to the intersection of Glen Cove Parkway and Bayside Terrace
 The open space to the west and north of Waterview Terrace  The slope of Clearview including the slope and trail along the strait to the entrance of the harbor
 South Regatta from the intersection of Glen Cove Parkway to the intersection of Whiteside and South Regatta
 The open space between Paddlewheel, Beston, Ancheta, Topsail, Yachtsman, and Seafarer
 Weed control adjacent to the Benicia State Park fence-line and the PG&E yard to the intersection of Flying Dutchman
 The open space above Weathermark, Leeward, and Windward Courts  The open space slope of Flying Dutchm an, Pirates’ Cove, Sea Mist, Topsail, Helmsman, Anchor, Winter Harbor, Wellfleet, Cape Elizabeth, Fairhaven, and Silver Pine to the Benicia State Park fence
 The Hwy. 780 fence-line along the northeast boundary of the LMD  The access pathway behind Topsail and the landscaping along each side of North Regatta to the intersection of Glen Cove Parkway and North Regatta  The north side of Sunfish Court
 Outrigger near Sea Horse and the open space to the rear yard fences of Palou and Pueblo
 The open space above Del Sur in the cul-de-sac, above Clearpointe, and the open space above and below the Clearpointe Drive cul-de-sac
General Information
The life expectancy of native shrubbery is five to fifteen years.

Fiscal Year 2023-24 community engagement and work with consultants on design of Glen Cove Parkway Project including next phases / scope of work / construction documents / budget / timelines.

Fiscal Year 2024-25 Glen Cove Parkway Project - bid project and start construction base on design plans created from Fiscal Year 2023-24 planning and design process.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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The City conducted proceedings in fiscal year 2008-2009 to ballot the property owners within the LMD for an increased assessmen t and an annual inflationary adjustment commencing in fiscal year 2008-2009 which wa s not approved. The City conducted a second property owner ballot proceeding in fiscal year 2015-16 for a new assessment and an annual inflationary adjustment comme ncing in fiscal year 2015-16 which was approved. As noted previously the new LMD is designated as Glen Cove III 2015 LMD or “LMD 2”.

Including the annual inflationary adjustment maximum assessment rates for LMD 2 for fiscal year 2025-26 are $137.88 for properties in Zone A, $135.15 for properties in Zone B, and $129.60 for properties in Zone C.

LMD Budget
The following provides the budget and maximum assessment rate for fiscal year 2025-26.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Direct Costs
2025-26
Glen Cove III
LMD 1
2025-26
Glen Cove I II
LMD 2 (2015)
2025-26
Glen Cove III
Total Budget
Contract Maintenance Costs $177,840 $138,432 $316,272
Salaries & Benefits $122,177 $95,104 $217,281
Services & Supplies $13,978 $10,880 $24,858
Landscape Water $50,607 $39,393 $90,000
Utilities $3,374 $2,626 $6,000
Landscape Rehabilitation / Vandalism $45,546 $35,454 $81,000 Capital Projects $0 $0 $0
Total Direct Costs $413,522 $321,889 $735,411
Administration Costs
Administration & Overhead $56,482 $43,966 $100,448
County Administration Fees $4,644 $3,615 $8,259
Professional Fees $2,619 $2,038 $4,657
Total Administration Costs $63,745 $49,620 $113,364
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $477,266 $371,509 $848,775 Contribution to / (from) Reserve Fund $0 $0 $0
Contribution to / (from) Rehabilitation Fund ($4, 494) ($3,457) ($7,951) Contribution (from) General Fund / Other Revenue ($8,364) ($6,511) ($14,875) Balance to Levy $464,408 $361,541 $825,949
District Statistics
Total Parcels 3188 3219
Total Parcels Levied 3188 3075
Total Equivalent Benefit Units Zone A 2993.48 2169.21
Total Equivalent Benefit Units Zone B 271.25
Total Equivalent Benefit Units Zone C 199.00
Proposed Levy per Benefit Unit Zone A $155.14 $137.88
Proposed Levy per Benefit Unit Zone B $135.15
Proposed Levy per Benefit Unit Zone C $129.60
Total Assessment Levy $464,408.49 $361,540.51 $825,949.00 Fund Balance Information
Beginning Operating Reserve Fund Balance $238,633.12 $185,754.63 $424,387.75 Operating Reserve Fund Adjustments $0.00 $0.00 $0.00
Anticipated Operating Reserve Fund Balance $238,633.12 $185,754.63 $424,387.75 Beginning Rehabilitation Reserve Fund Balance $597,769.47 $465,309.79 $1,063,079.26 Rehabilitation Reserve Fund Adjustments ($4, 493.53) ($3,457.47) ($7,951.00) Anticipated Rehabilitation Reserve Fund Balance $593,275.94 $461,852.32 $1,055,128.26 Anticipated Total Ending Fund Balance $831,909.06 $647,606.95 $1,479,516.01 City of V allejo
Glen Cove III Landscape Maintenance Districts
Fund Number 7717 & 7748 (#185)
Estimate of Cost

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Hunter Ranch III LMD
This LMD is designated as Hunter Ranch III Landscape Maintenance District and may be referred to as Hunter Ranch III LMD.
 Hunter Ranch III LMD was formed in 1986
 The LMD serves a residential neighborhood of 190 parcels located in northeast Vallejo and the development of properties within the LMD is not expected to change significantly.

Boundaries
The LMD lies within the City of Vallejo, gene rally located within the area bounded by Turner, Ascot and Redwood Parkways and the Hunter Ranch I subdivision.

Improvements
The LMD maintains landscaped areas totaling approximately 6 acres of ornamental and native landscaping which includes ground cover, shrubbery, trees, and weed control zones that are found in the following areas:
 The west side of lower Ascot Parkway beginning at the south end of the sound wall at Sterling and Ascot Parkways to the intersection of Redwood Parkway and Ascot Parkway
 The slope landscaping along the north side of Redwood Parkway extending to the Trotter intersection, including three median islands on Redwood Parkway

General Information
A FY 2008-2009 owner balloting to increase the assessment in the LMD to enable a full level of service failed and as a result the City reduced the Direct Costs of the LMD by re- negotiating the landscape maintenance contracts (reduced level of service) and less frequent water use in an attempt to bring the annual expenses in line with the assessment revenues.

A financial analysis of the LMD and the improvements indicates that the current maximum assessment rate does not generate sufficient revenues to adequately provide for the improvements.

LMD Budget
The following provides the budget and maximum assessment rate for fiscal year 2025-26.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $6,504
Salaries & Benefits $5,067
Services & Supplies $580
Landscape Water $0
Utilities $0
Landscape Rehabilitation / Vandalism $5,000
Capital Projects $0
Total Direct Costs $17,151
Administration Costs
Administration & Overhead $2,343
County Administration Fees $137
Professional Fees $78
Total Administration Costs $2,558
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $19,709
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund ($5,232)
Contribution (from) General Fund / Other Revenue ($789) Balance to Levy $13,688
District Statistics
Tot al Parcels 190
Total Parcels Levied 190
Total Equivalent Benefit Units 190.00
Proposed Levy per Benefit Unit $72.04
Maximum Levy per Benefit Unit $72.04
Total Assessment Levy $13,687.60
Fund Balance Information
Beginning Operating Reserve Fund Balance $9,854.44
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $9,854.44
Beginning Rehabilitation Reserve Fund Balance $69,026.56 Rehabilitation Reserve Fund Adjustments ($5,232.00)
Anticipated Rehabilitation Reserve Fund Balance $63,794.56 Anticipated Total Ending Fund Balance $73,649.00
Estimate of Cost
City of V allejo
Hunter Ranch III Landscape Maintenance District
Fund Number 7714 (#183)

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Marine World/Fairgrounds Drive LMD
This LMD is designated as Marine Worl d/Fairgrounds Drive Landscape Maintenance District and may be referred to as Marine World/Fairgrounds Drive LMD or Marine World/Fairground LMD.
 Marine World/Fairgrounds Drive LMD was formed in 1989.  The LMD serves 5 parcels that include a recreational theme park, fairgrounds, and motel/hotel complex (Holiday Inn) lo cated in northeast Vallejo. Marine World/Fairgrounds Drive LMD is fully developed and the Equivalent Benefit Units (EBU) for the LMD is not expected to change.

Boundaries
The LMD lies within the City of Vallejo, gene rally located within the area bounded by Interstate 80, Fairgrounds Drive, and the western boundary of Marine World and the southern boundary of Solano County.

Improvements
The LMD maintains the landscaped frontages and median plantings totaling approximately 3 acres of native and ornamental ground cover, shrubbery and trees; and

0.5 acre of weed control and new plantings. Fairgrounds Drive serves as the entrance to the Discovery Kingdom (Formerly Marine World) Six Flags Theme Park and Solano County Fairgrounds and the LMD improvements are generally located in the areas described below:
 Just beyond the entrance to the Fairgrounds parking lot to the south; and  North beyond the overpass of Highway 37

General Information
The life expectancy of native shrubbery is five to fifteen years.

A past financial analysis of the LMD and th e improvements indicated that the maximum assessment rate did not generate sufficient revenues to adequately provide for the improvements. The City conducted proceedin gs in FY 2008-2009 to ballot the property owners within the LMD for an increase d assessment and an annual inflationary adjustment commencing in fiscal year 2008-2009 which was approved.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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LMD Budget
A financial analysis of the LMD with the inflationary adjustments indicates that the maximum assessment rate does generate sufficient revenues to adequately provide for improvements. The budget includes the City’s estimate of anticipated expenditures, revenues and fund balances required for the annual maintenance and operation of the improvements. The assessment rate derived from this budget and the established method of apportionment shall be used to ca lculate each parcel’s assessments for fiscal year 2025-26.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Direct Costs 2025-26 B udget
Contract Maintenance Costs $24,420
Salaries & Benefits $30,975
Services & Supplies $3,544
Landscape Water $30,000
Utilities $900
Landscape Rehabilitation / Vandalism $15,000
Capital Projects $0
Total Direct Costs $104,839
Administration Costs
Administration & Overhead $14,320
County Administration Fees $1,060
Professional Fees $603
Total Administration Costs $15,983
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $120,822
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund ($9,138)
Contribution (from) General Fund / Other Revenue ($5,733) Balance to Levy $105,951
District Statistics
Total Parcels 4
Total Parcels Levied 4
Total Equivalent Benefit Units 845.85
Proposed Levy per Benefit Unit $125.26
Maximum Levy per Benefit Unit $169.10
Total Assessment Levy $105,951.17
Fund Balance Information
Beginning Operating Reserve Fund Balance $59,545.26
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $59,545.26
Beginning Rehabilitation Reserve Fund Balance $513,772.74 Rehabilitation Reserve Fund Adjustments ($9,138.00)
Anticipated Rehabilitation Reserve Fund Balance $504,634.74 Anticipated Total Ending Fund Balance $564,180.00
City of V allejo
Marine World / Fairgrounds Landscape Maintenance District Fund Number 7722 (#186)
Estimate of Cost

Marin View LMD

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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T h i s L M D i s d e s i g n a t e d a s M a r i n V i e w L andscape Maintenance District and may be referred to as Marin View LMD.
 Marin View LMD was formed July 13, 1999.
 The LMD serves a residential neighborhood of 10 parcels located in north Vallejo and is fully developed.

Boundaries
The LMD lies within the City of Vallejo, generally located at the northern end of Pecan Court and bounded by Hickory and Pecan Streets.

Improvements
The LMD maintains landscaped areas and weed control zones found in the following areas:
 The ornamental and native landscaping within the median island at the end of Pecan Court including ground cover, shrubbery, and trees  Weed control in open space areas in the northwest corner and in the western portion of the LMD that assists in fire protection.

General Information
The property owners within the LMD approved the current assessment rate in Fiscal Year 1999-2000, but the assessment did not include an inflationary adjustment.

Although previous financial analysis of the LMD suggested that assessment revenues may not be adequate to fund the improvements, this funding issue resulted largely from one- time rehabilitation expense and district formation expense that were required due to the lack of maintenance in the area previously, which has generally been resolved over time.

A financial analysis of the LMD in fiscal year 2008-2009 indicated that the assessment revenues were sufficient to fund the maintenance of the improvements and did not require an assessment increase at that ti me. However, the revenues generated at the maximum assessment rate, limited possible funding for future rehabilitation or unforeseen expenses and without an annua l inflationary adjustment, an assessment increase may be required in the near future.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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LMD Budget
The following provides the proposed budget and assessment rate for fiscal year 2025-26 that is necessary to provide an appropriate level of maintenance for the LMD. The budget includes the City’s estimate of anticipated expenditures, revenues and fund balances required for the annual maintenance and operation of the improvements. The assessment rate derived from this budget and the established method of apportionment shall be used to calculate each parcel’s assessments for fiscal year 2025-26. The assessment rate derived from this budget is less than or equal to the previously approved maximum assessment rate for the LMD.

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Direct Costs 2025-26 Budget
Contract Maintenance Costs $6,096
Salaries & Benefits $4,007
Services & Supplies $458
Landscape Water $0
Utilities $0
Landscape Rehabilitation / Vandalism $3,000
Capital Projects $0
Total Direct Costs $13,561
Administration Costs
Administration & Overhead $1,852
County Administration Fees $64
Professional Fees $36
Total Administration Costs $1,952
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $15,513
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund ($8,857)
Contribution (from) General Fund / Other Revenue ($296) Balance to Levy $6,360
District Statistics
Tot al Parcels 10
Total Parcels Levied 10
T otal Equiv alent Benefit Units 10.00
Proposed Levy per Benefit Unit $636.00
Maximum Levy per Benefit Unit $636.00
Total Assessment Levy $6,360.00
Fund Balance Information
Beginning Operating Reserve Fund Balance $7,756.30
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $7,756.30
Beginning Rehabilitation Reserve Fund Balance $21,823.70 Rehabilitation Reserve Fund Adjustments ($8,857.00)
Anticipated Rehabilitation Reserve Fund Balance $12,966.70 Anticipated Total Ending Fund Balance $20,723.00
City of V allejo
Marin View Landscape Maintenance District
Estimate of Cost
Fund Number 7715 (#187)

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City of Vallejo
Landscape Maintenance Districts
Engineer’s Report, FY 2025-2026

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Northeast Quadrant LMD
This LMD is designated as Northeast Quadra nt Landscape Maintenance District and may be referred to as Northeast Quadrant LMD.
 Northeast Quadrant LMD was formed in 1984.
 The LMD currently serves approximatel y 1,867 parcels that include business, residential, and school land uses located in northeast Vallejo.  The LMD is not fully developed and is currently comprised of 1,848 parcels that include business, residential, and school land uses located in northeast Vallejo.  The LMD includes 159 parcels (140 assessable parcels) that are identified as Zone A. In addition to the overall improvements provided within the LMD, these parcels receive special benefits from additional local landscape improvements for which they are assessed.

Boundaries
The LMD is located within the area genera lly bounded by Highwa y 80, Hunter Ranch II and Hunter Ranch III subdivisions, Sulphur Sp rings Mountain, Blue Rock Springs Golf Course, Summit Landscaping District and W oodridge Landscape Maintenance District.

Within this LMD, parcels adjacent to Admir al Callaghan Lane and Columbus Parkway to the north, Plaza Drive to the west, parcels adjacent to Turner Parkway to the south and parcels adjacent to Ascot Parkway to the east are identified and designated as Zone A.

Improvements
Situated in the Blue Rock area of the City, the LMD is diverse with landscaped parkways, medians and large open spaces. The overa ll LMD maintains landscaped areas, weed control zones and trail systems that includ e approximately 23 acres of native and ornamental ground cover, shrubbery and trees; and 9 acres of weed control and plantings that are described below:
 The median of Admiral Callaghan Lane from Columbus Parkway to Turner Parkway
 Remove & replace irrigation & landscaping in median on Ascot between Redwood & Hawkesbury
 Hydro seed bare fire break areas for grass stands
 Remove & replace irrigation & plants on 4 corner medians at Redwood & Ascot  The median islands at the Columbus Parkway and Admiral Callaghan Lane intersection
 Fill in median shrubs along Ascot between Turner & Redwood Parkway  The median and landscaped areas on the south side of Turner Parkway

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Vallejo City CouncilJune 10, 2025

Vallejo City Council
June 10, 2025