Vallejo City Council
June 10, 2025

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

 Replace landscaping along Turner Park way between Admiral Callaghan Way & Ascot
 The median on Ascot Parkway from Redw ood Parkway to the other side of the bridge just before Hawksbury
 Remove & replace irrigation & plants on Lake Herman Rd between Columbus to end
 Maintain wrought iron fences located on public property or easements on Picasso, Topley, Rodin & Glenview Circle
 North side of West bound lane on Columbus Pkwy from Blue Rock Springs Park to St. John's Mine Rd. Irrigate & landscape
 The slope over the creek and the slope below Torrey Pine Court  The slope below Picasso, Topley, Archer and Rodin Courts  The slope landscaping to the north behind Glenview Circle and above Redwood Parkway
 The slope surrounding Matthew Court
 Ascot Parkway beyond the Blue Rock Springs Golf Course/Greater Vallejo Recreation District Park
 Solano Bike Trail along the west boundary of the urban open space Zone A’s improvements are extra landscape maintenance related to tree care, additional litter pickup, and related utilities; and maintenance of entry monument and kiosk signs.

General Information
In fiscal Year 1999-2000, to ensure a high le vel of service for the LMD, the property owners through protest ballot proceeding approved an assessment increase and annual inflationary adjustment.

In fiscal year 2004-2005, formation of benefit Zone A was approved by property owners through a ballot proceeding. This ballot proceeding approved an assessment increase and annual inflationary adjustment applicable to those properties only.

It has been determined that the current maximum assessment rates for the LMD are sufficient to fund the annual maintenance of the LMD improvements. Based on the budget for fiscal year 2025-26 the proposed assessments are less than the authorized maximum assessment rates. Future capita l projects planned for Fiscal Year 2024-25 include design of landscape and irrigation improvements in the west bound lane of Columbus Parkway from Blue Rock Springs Park to Interstate 80 Freeway on-ramp. Fiscal Year 2024-25 design engineering repair of retaining wall along Ascot Parkway between Garnett Drive and Turner Parkway.

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

LMD Budget
The following provides the proposed budgets and assessment rates for fiscal year 2025- 26 that are necessary to provide an appropri ate level of maintenance for the LMD. The budgets include 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 these budgets and the established method of apportionment shall be used to calculate ea ch parcel’s assessments for fiscal year 2025-

26. The assessment rates derived from these budgets are less than or equal to the previously approved maximum assessment ra te for both Zone A and the Non-Zone A parcels in the LMD.

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

Direct Costs
2025-26
Zone A
2025-26
Non-Zone A
2025-26
Budget
Total
Contract Maintenance Costs $37,114 $162,854 $199,968
Salaries & Benefits $20,291 $164,172 $184,463
Services & Supplies $2,321 $18,782 $21,103
Landscape Water $34,336 $150,664 $185,000
Utilities $705 $3,096 $3,801
Public Signs (Zone A) $0 $0 $0
Landscape Rehabilitation / Vandalism $5,568 $24,432 $30,000 Capital Projects $0 $0 $0
Total Direct Costs $100,336 $523,999 $624,335
Administration Costs
Administration & Overhead $9,380 $75,896 $85,276
County Administration Fees $1,595 $7,033 $8,628
Professional Fees $913 $4,004 $4,917
Total Administration Costs $11,888 $86,933 $98,821
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $112,223 $610,933 $723,156 Contribution to / (from) Reserve Fund $0 $0 $0
Contribution to / (from) Rehabilitation Fund $55,475 $128,212 $183,687 Contribution (from) General Fund / Other Revenue ($8,175) ($35,874) ($44,049) Balance to Levy $159,523 $703,271 $862,794
District Statistics
Total Parcels 336 2165 2501
Total Parcels Levied 291 2043 2334
Total Equivalent Benefit Units 359.12 2448.37 2807.50
Proposed Levy per Benefit Unit $444.20 $287.24
Maximum Levy per Benefit Unit $599.69 $387.78
Total Assessment Levy $159,522.88 $703,270.95 $862,793.83 Fund Balance Information
Beginning Operating Reserve Fund Balance $56,112 $305,466 $361,578 Operating Reserve Fund Adjustments $0 $0 $0
Anticipated Operating Reserve Fund Balance $56,112 $305,466 $361,578 Beginning Rehabilitation Reserve Fund Balance $751,662 $3,291,704 $4,043,366 Rehabilitation Reserve Fund Adjustments $55,475 $128,212 $183,687 Anticipated Rehabilitation Reserve Fund Balance $807,137 $3,419,916 $4,227,053 Anticipated Total Ending Fund Balance $863,248 $3,725,383 $4,588,631 Estimate of Cost
City of V allejo
Northeast Quadrant Landscape Maintenance District
Fund Number 7711 (#178)

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

Sandpiper Point LMD
This LMD is designated as Sandpiper Point Landscape Maintenance District and may be referred to as Sandpiper Point LMD.
 Sandpiper Point LMD was formed in 1981
 The LMD serves a residential neighborhood of 385 parcels located in northwest Vallejo and is fully developed.

Boundaries
The LMD is generally located within the area bounded by Meadows Drive, Catalina Way and the Napa County line.

Improvements
The LMD maintains landscaped areas and weed control zones including approximately 4.5 acres of native and ornamental ground cover, shrubbery and trees; and 2.3 acres of weed controlled open space that are found in the following areas:
 The landscaped strips and medians found within the boundaries of Meadows Drive wetlands on the west, Mini Drive median landscapes on the east and the Catalina Circle Wetlands on the northwest
 Along Meadows Drive, Catalina Circle and Catalina Way  The median islands of Mini Drive
General Information
In fiscal year 1999-2000 the landscape improvement areas to be maintained for this LMD were expanded, resulting in a significant increase to the LMD’s overall maintenance costs.

Although these new areas of maintenance had a significant negative impact on the financial health of the LMD, initially the a dditional expenses were offset by use of available reserve funds. Although the LMD still has some reserve funds available to offset these costs, they are no longer sufficient to cover the full annual expenditures for the LMD.

Therefore, it was determined that the maximum assessment rate did not generate sufficient revenues to adequately provide for the improvements. The City conducted proceedings in FY2008-2009 to ballot the prop erty owners within the LMD for an increased assessment and an annual inflationary adjustment commencing in fiscal year 2008-2009 which was not approved.

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

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

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

Direct Costs 2025-26 Budget
Contract Maintenance Costs $18,216
Salaries & Benefits $15,334
Services & Supplies $1,754
Landscape Water $11,295
Utilities $300
Landscape Rehabilitation / Vandalism $5,000
Capital Projects $0
Total Direct Costs $51,899
Administration Costs
Administration & Overhead $7,089
County Administration Fees $540
Professional Fees $307
Total Administration Costs $7,936
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $59,835
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund ($4,275)
Contribution (from) General Fund / Other Revenue ($1,550) Balance to Levy $54,010
District Statistics
Total Parcels 381
Total Parcels Levied 381
Total Equiv alent Benefit Units 381.00
Proposed Levy per Benefit Unit $141.76
Maximum Levy per Benefit Unit $141.76
Total Assessment Levy $54,010.56
Fund Balance Information
Beginning Operating Reserve Fund Balance $29,917.55
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $29,917.55
Beginning Rehabilitation Reserve Fund Balance $125,070.45 Rehabilitation Reserve Fund Adjustments ($4,275.00)
Anticipated Rehabilitation Reserve Fund Balance $120,795.45 Anticipated Total Ending Fund Balance $150,713.00
Estimate of Cost
City of V allejo
Sandpiper Point Landscape Maintenance District
Fund Number 7713 (#163)

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

South Vallejo Business Park LMD
This LMD is designated as South Vallejo Business Park Landscape Maintenance District and may be referred to as South Vallejo Business Park LMD.  South Vallejo Business Park LMD was formed in 1981
 The LMD is a light industry park that serves nine light industry parcels located in southwest Vallejo with eight of the nine parcels being fully developed Boundaries
The LMD is generally located within the area bounded by Solano Avenue, Fifth Street Avenue, Sonoma Boulevard, and the railroad tracks in the area.

Improvements
The LMD maintains parkway landscape areas adjacent to the properties within the LMD totaling approximately 2 acres of grass area with trees; and 0.5 acre of ornamental ground cover and shrubbery with trees.

General Information
In recent years, property owners within th e LMD contacted the City regarding ways to reduce maintenance costs including reductions in irrigation. The City agreed to assist with this reduction by providing for water conservation practices in the maintenance contract.

However, it has been determined that further reductions could only be achieved by:
 Eliminating the grassy mounding areas and/or removing trees from the turf planting areas and restricted them to stand-alone landscape plots; or  Removing the landscaped areas from Co rporate Place to Sonoma Boulevard at the time the empty lot along Sonoma Boulevard is developed.

A financial analysis of did not generate the LMD and the improvements indicated that the maximum assessment rate 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.

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

LMD Budget
The following provides the proposed budget and increased maximum assessment rate for fiscal year 2025-26 that is necessary to provid e 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 a nnual 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.

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

Maintenance Costs 2025-26 Budget
Contract Maintenance Costs $8,580
Salaries & Benefits $22,889
Services & Supplies $2,619
Landscape Water $35,179
Utilities $1,204
Landscape Rehabilitation / Vandalism $7,000
Capital Projects $0
Total Direct Costs $77,471
Administration Costs
Administration & Overhead $10,582
County Administration Fees $1,230
Professional Fees $701
Total Administration Costs $12,513
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $89,984
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $40,875
Contribution (from) General Fund / Other Revenue ($7,829) Balance to Levy $123,030
District Statistics
Tot al Parcels 9
Total Parcels Levied 9
Total Equivalent Benefit Units 37.43
Proposed Levy per Benefit Unit $3,286.60
Maximum Levy per Benefit Unit $4,570.27
Total Assessment Levy $123,030.58
Fund Balance Information
Beginning Operating Reserve Fund Balance $44,992.15
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $44,992.15
Beginning Rehabilitation Reserve Fund Balance $737,862.85 Rehabilitation Reserve Fund Adjustments $40,875.00
Anticipated Rehabilitation Reserve Fund Balance $778,737.85 Anticipated Total Ending Fund Balance $823,730.00
Estimate of Cost
City of Vallejo
South V allejo Business Park Landscape Maintenance District Fund Number 7710 (#162)

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

Town and Country II through V LMD
This LMD is designated as Town & Country II-V Landscape Maintenance District and may be referred to as Town & Country II-V LMD.
 Town & Country II-V LMD was formed in 1986
 The LMD serves a residential neighborhood of 336 parcels located in northeast Vallejo and is fully developed with no expected change in Equivalent Benefit Units (EBU)
Boundaries
The LMD is generally located within the area bounded by State Highway 37, Whitney Avenue, Serpentine Drive and Opal Drive.

Improvements
The LMD maintains landscaped areas and weed control zones that include approximately 3 acres of native and ornamental ground cover, shrubbery and trees on the various slopes within the LMD including:
 The slopes between the residences of Whitney Avenue and Basalt Drive  The slope behind residences of College Avenue and Olympic Drive including the access area from Quartz Drive
General Information
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 a proceeding in FY2008-2009 to ballot the property owners within the LMD for an incr eased assessment and an annual inflationary adjustment commencing in fiscal year 2008-2009 which was not approved.

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

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

Direct Costs 2025-26 Budget
Contract Maintenance Costs $7,800
Salaries & Benefits $6,079
Services & Supplies $695
Landscape Water $0
Utilities $0
Landscape Rehabilitation / Vandalism $6,000
Capital Projects $0
Total Direct Costs $20,574
Administration Costs
Administration & Overhead $2,810
County Administration Fees $233
Professional Fees $133
Total Administration Costs $3,176
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $23,750
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $1,186
Contribution (from) General Fund / Other Revenue ($1,607) Balance to Levy $23,329
District Statistics
Tot al Parcels 336
Total Parcels Levied 331
Total Equivalent Benefit Units 331.00
Proposed Levy per Benefit Unit $70.48
Maximum Levy per Benefit Unit $70.48
Total Assessment Levy $23,328.88
Fund Balance Information
Beginning Operating Reserve Fund Balance $11,875.14
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $11,875.14
Beginning Rehabilitation Reserve Fund Balance $148,845.86 Rehabilitation Reserve Fund Adjustments $1,186.00
Anticipated Rehabilitation Reserve Fund Balance $150,031.86 Anticipated Total Ending Fund Balance $161,907.00
Estimate of Cost
City of V allejo
Town and Country II-V Landscape Maintenance District
Fund Number 7712 (#184)

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

Budget Definitions
The following provides a summary of the services and costs that are included in the LMD Budgets:

Direct Cost:

Contract Maintenance Costs — Includes all contracted labor, material and equipment required to properly maintain the landscaping, irrigation systems, drainage systems, trail systems, fencing, natural drainage areas, open spaces, and related facilities within the LMD.

Salaries & Benefits — Staff time devoted to ma naging 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 categori es 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 — Includes the cost of the furnishing of water required for the maintenance of the landscaping.

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 — Includes repairs to the improvements in the LMD that are not normally included in the year ly Landscape Maintenance costs. This may include repairs or replacement of damaged improvements or facilities that may be the result of vandalism, storms, frost, natural occurrences, etc., including graffiti abatement.

Landscape Rehabilitation includes annual f unding for planned landscape projects, which will significantly benefit and upgrade a specific LMD and are considered above normal routine landscape maintenance work.

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

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

Administration Expenses:

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

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

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

Collections/ (Credits) Applied:

Fund Balance Collection — The 1972 Act provides for a LMD to fund an Operating Reserve Fund as well as the collection of funds in installments for specific projects. This budget item identifies funds collected or transferred from these two LMD Fund Balances:

Operating Reserve Fund provides for the collection of funds to operate the LMD from the time period of July 1 (beginning of the Fi scal Year) through December 10 or when the County provides the City with the first inst allment of assessments collected from the property tax bills (typically January or February).

Rehabilitation Funds may be collected to cove r the cost of repairs that are outlined in either a defined project plan or periodic maintenance costs that may be unforeseen and are not normally included in the yearly main tenance contract costs, including the costs associated with upgrades, repairs, replacements or refurbishing of the improvements.

These amounts may be budgeted and spent each fiscal year, or collected in installments and held in the Rehabilitation Reserve Fund for a large improvement projects.

Other Revenues/General Fund (Contributions) — This item includes additional funds designated for the LMD that are not annual assessments. These funds are added to the LMD account to reduce assessments (contributions are shown as a negative amount), and may be from non-LMD or LMD sources including City General Fund Contributions for general benefit costs and/or interest earnings. This item may also include the repayment of funds previously loaned to the LMD from other sources (a positive amount) to be collected as part of the annual assessments.

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

Balance to Levy:

The Balance to Levy — The total amount to be collected for the current fiscal year through assessments (for special benefits). The Balance to Levy represents the sum of Total Direct Cost Budget, Administration Budget; and Collect ions (Credits) Applied. Only those costs related to the improvements identified as special benefits are levied and collected on the tax roll. This amount divided by the “Total Equivalent Benefit Units” for the LMD determines the proposed assessment rate for the fiscal year.

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

Method of Apportionment
Method of Apportionment
This section of the Engineer's Report explai ns the special and general benefits to be derived from the installation, maintenance and servicing of Improvements located throughout the LMDs, and the methodology us ed to apportion the total assessment to properties within the LMDs.

The LMDs consists of Assessor Parcels within the boundaries of the City of Vallejo as defined by the County of Solano tax code areas. The parcels include all privately or publicly owned parcels within said boundaries. The method used for apportioning the assessments is based upon the proportional special benefits to be derived by the properties in the LMDs over and above general benefits conferred on real property or to the public at large. The apportionment of spec ial benefit is a two-step process: the first step is to identify the types of special benefit arising from the improvements, and the second step is to allocate the assessments to property based on the estimated relative special benefit for each type of property.

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. With reference to the requirements for assessments, Sectio n 22573 of the Landscaping and Lighting Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements."

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."

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

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 Landscape Maintenance Districts.

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

C. Improved Views within the Landscape Maintenance 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 re sidential and commercial use that, in absence of the assessments, would not have been created.

Case law interpreting Proposition 218 provides enhanced 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 indi rect 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 pa rk improvements are a direct advantage 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. proximity 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 addition to the other special benefits listed above further strengthen the basis of these assessments.

Special Benefits from the Original Engineer’s Report
The improvements provided within the various LMDs may include, but is not limited to landscaped medians, parkways, entryways, slopes, parks, open-space

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

areas and appurtenant facilities. The annual assessments outlined in this Report are based on the estimated costs to provi de all necessary service, operation, administration, and maintenance required each year to keep these improvements in a healthy, vigorous, and satisfactory condition and benefit the properties. The special benefits associated with the la ndscape improvements and facilities are specifically:

 Enhanced desirability of properties through association with the improvements.

 Improved aesthetic appeal of properties within the LMDs providing a positive representation of the area.

 Environmental enhancement through improv ed erosion resistance, and dust and debris control.

 Increased sense of pride in ownership of property within the LMD resulting from well-maintained improvements associated with the properties.

 Reduced criminal activity and property-r elated crimes (especially vandalism) against properties in the LMD through well-maintained surroundings and amenities including abatement of graffiti and vandalism.

 Enhanced environmental quality of the parcels within the LMDs by moderating temperatures, providing oxygenation and attenuating noise.

 An enhanced sense of pride within the neighborhoods and communities and increased business opportunities as a result of enhanced surroundings and community pride.

 Enhanced adaptation of the urban environment within the natural environment and improved aesthetic value of the neighborhood and properties within the LMDs by establishing green space and re creational areas for increased social opportunities and activities that help to strengthen family value and reduce ethnic and social tensions.

 Enhanced quality of life through well- maintained green space and landscaped areas.

In addition to many of the special benef its associated with landscape amenities, local parkland and recreational facilities provide the further benefits of:

 Increased neighborhood involvement and interaction.

 Health, social and self-improvement benefits derived from utilizing the facilities.

 Promotes a positive atmosphere and recreational opportunities for the youth in the neighborhood that encourages physical activity, group participation and character building.

 Increased social opportunities and active involvement for senior citizens.

 Family and group activities that help to strengthen family value and reduce ethnic and social tensions.

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

 The esthetic value of green space and recreational areas within the urban environment.

The preceding special benefits contribute to the overall aesthetic value, security and desirability of each of the assessed parcels and thereby provide a special enhancement to those properties. Furthermore, it has been determined that the lack of funding to properly service and maintain the improvements would likely have a direct negative impact on those properties.

General versus Special Benefit
In absence of the assessments, the Improvements in the LMDs 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 LMDs was a condition of development approval.

All of the Assessment proceeds derived from the LMDs 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, trail systems, park facilities, other Improvements and costs incidental to prov iding the Improvements and collecting the Assessments.

Although these Improvements may be available to the general public at large, the permanent public Improvements in the LMDs were specifically designed, located and created to provide additional and improved public resources for the direct advantage of property inside the LMDs, and not the public at large. Other properties that are either outside the LMDs or within the LMDs a nd not assessed, do not enjoy the unique proximity, access, views and other special benefit factors described previously.

Moreover, the homes in the LMDs would not have been built if the Assessments were not established because an assessment for the Improvements was a condition of development approval.

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

Benefit Finding
In summary, real property located within the boundaries of the LMDs distinctly and directly benefits from closer proximity, access and views of Improvements funded by the Assessments, the creation of developable parcels and the extension of usable land area provided by the assessments. The Improvem ents are specifically designed to serve properties in the LMDs, not other properties or the public at large. The LMDs have been narrowly drawn to include those parcels th at receive a direct advantage from the Improvements. The public at large and other properties outside the LMDs 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 LMDs in much the same way 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 improv ements within the LMDs would not be maintained and would turn into brown, unmaintained and unusable 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 LMDs. Most importantly, without the Assessments, the developed properties would not exist, because 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 LMDs 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 ar e of special benefit to the identified benefiting properties located within the LMDs and that the value of the special benefits from such Improvements to pr operty in the LMDs reasonably exceeds the cost of the Assessments for every assessed parcel in the LMDs. (In other words, as required by Proposition 218; the reasonable cost of the proportional special benefit conferred on each parcel reasonably exceeds the cost of the assessments.) Any general benefits to surrounding properties outside of the LMDs, if there were any, are collateral and conferred concomitantly.

General benefit is identified as that benefit received by properties outside of the LMD.

General benefit cannot be assessed to property within the LMD boundary.

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 and was maintained by the GVRD. In anticipation of the increased demand to be placed on the park by the new developm ents, the previous park was demolished and is going to be completely reconstructed and enhanced.

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

Once the enhanced park is completed, the City and the GVRD will continue to provide applicable maintenance services as agreed upon, which will contribute approximately 50% of the cost for the maintenance of the park, in proportion to the estimated general benefit that th e park provides to the neighboring communities at large. It is reasonable to assume that the park maintenance costs above the contribution made by the City and the GVRD approximately represent the special benefit to the properties within the LMD. This assignment of special benefit to the properties within the LMD is reasonable given that the reconstruction and enhancement of the park was desired and needed due to the anticipated development of properties within the LMD.

When the Northeast Quadrant LMD was established, it was determined that a portion of the Columbus Parkway improv ements within the LMD is considered general benefit. The City will contri bute each year to wards the landscape maintenance costs, water costs and associ ated administrative expenses for this particular improvement ar ea. In compliance with the California Constitution Article XIIID the annual budget includes a contribution identified as “Other Revenues/General Fund (Contribution)”, which represents the costs identified as general benefit.

The original determination of benefits to property and the method of special benefit apportionment to property were developed by Willdan Financial Services when the LMDs were originally approved by property owners as noted in the Description of LMDs section of this Report. The description of benefits and the determination 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 Engineer’s Reports for the LMDs are hereby incorporated by reference.

Quantification of General Benefit
Although the analysis used to support these assessments 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 City 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.

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

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
Creation of parcels 90 0% 0
Extension of recreation area 2.5 10% 0.25
Pro xim it y to im prove d parks an d lan dscap e d are as 2.5 10% 0.25 Access to improved parks, open space and landscaped areas 2.5 10% 0.25 Improved views 2.5 10% 0.25
100 1
T otal C alculate d G e ne ral B e n e 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 contributio n 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, rehabilit ates and replaces curb and gutter along the border of the Districts improvements. This 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 public 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 maintenanc e of local public streets is conservatively estimated to be 1%.

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 benefit costs, and is conservatively estimated to contribute 25%, with the exception of Glen Cove III 2015 LMD which was calculated to contribute 5%.

Therefore, the total General Benefit is conservatively quantified at 1% which is more than offset by the total non-assessment contribution towards general benefit of 27%, with the exception of Glen Cove III 2015 LMD which is offset by the total non-assessment contribution towards general benefit of 7%.

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

Method of Assessment
The method of apportionment for the LMDs calculates the receipt of special benefit from the respective improvements based on the actual or proposed land use of the parcels within the LMDs. The net amount to be assessed upon parcels within the LMDs is apportioned by a formula and method that fairly distributes the net amount to be assessed among all assessable parcels in proportion to the special benefits to be received by each parcel from the im provements. Additionally, in compliance with Article XIIID Section 4 of the State Constitution each parcel’s assessment does not exceed the reasonable cost of the proportional special benefit conferred to that parcel. The benefit formula used to determine the assessment obligation is therefore based upon both the improvements that benefit the parcels within the LMDs as well as the proposed land use of each property as compared to other parcels that benefit from those specific improvements.

Equivalent Benefit Units
The special benefits received by each parcel within the LMDs and each parcel’s proportional annual assessment is calculated on the basis of a formula known as Equivalent Benefit Units. The Equivalent Benefit Unit (EBU) method of appo rtionment establishes a proportional benefit relationship between the various parcels within the LMDs and the improvements provided by the LMDs. The EBU assigned to each parcel utilizes a set formula and proportional weighting factors based on the land use, size and development status of each parcel within the LMDs compared to other parcels within the LMDs.

Equivalent Benefit Unit Application by Land Use

Land Use Designation EBU Application

Single Family Residence One (1.0) Benefit Unit per Unit

Vacant Residential Zoned Four-Tenths (0.4) Benefit Unit per Acre

Multi Family Residence Seven-Tenths (0.7) Benefit Unit per Unit

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

Equivalent Benefit Unit Application by Land Use (Continued)

Land Use Designation EBU Application

Planned-Residential Development One (1.0 ) Benefit Unit per Planned Single-Family (Has received tentative or final Unit, Seven-Tenths (0.7) Benefit Unit per Multi- map approval) Family Unit

Commercial Use Three (3.0) Benefit Units per Acre

Vacant Commercial Zoned Four-Tenths (0.4) Benefit Unit per Acre

Industrial Use Three (3.0) Benefit Units per Acre

Vacant Industrial Zoned Four-T enths (0.4) Benefit Unit per Acre

Exempt Properties Zero (0.0) Benefit Units per Parcel

While all the land use designations shown above are not necessarily applicable in each LMD, each LMD is comprised of one or more of these la nd uses, and the proportional relationship between those various land uses is still applicable. The benefit formula applied to parcels within each LMD is based on the preceding EBU application. Each parcel's EBU correlates the parcel’s special benefit received as compared to the other parcels benefiting from the improvements within that LMD.

Exceptions

Bordoni Ranch LMD was formed with the following special conditions:

Planned-Residential Development — This land use is defined as any property for which a tentative map has been filed but for which a final tract map has not yet been approved. Properties designated as Planned-Residential Development shall be assessed at 2.0 EBU per acre, but a minimum of 1.00 EBU (parcels less than one acre are assigned 1.0 EBU).

Vacant Residential Zoned — This land use is define d as property that is zoned or planned for residential development, but a development map (tentative or final map) for the property has not yet been approved. Properties designated as Vacant La nd shall be assessed at 1.0 EBU per acre, but a minimum of 1.00 EBU (parcels less than one acre are assigned 1.0 EBU).

The following formula is used to calculate each parcel’s proportional benefit:

Property Type EBU x (Acreage/Units/Parcel) = Parcel’s calculated EBU

An assessment amount per EBU (“Rate”) for the LMD improvements is established by taking the total cost of the improvements and dividing that amount by the total numb er of EBUs for parcels benefiting from such improvements.

Total Balance to Levy / Total EBUs = Levy per EBU (“Rate”)

This amount is then applied back to each par cel’s individual EBU to determine each parcel’s proportionate benefit and assessment obligation.

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

Rate x Parcel’s EBU = Parcel’s Levy Amount

Glen Cove III 2015 LMD was fo rmed with the following e quivalent benefit units for different property types:

Land Use Designation EBU Application
Single Family Residential 1.0 Benefit Units per Unit

Condominium 0.39 Benefit Units per Unit

Duplex, Triplex, Fourplex 0.45 Benefit Units per Unit

Multi-Family Residential (5+ Units 0.27 Benefit Units per Unit

Mobile Home on Separate Lot 0.22 Benefit Units per Unit

Commercial and Industrial 0.50 Benefit Units per fifth acre for the first 5 acres 0.50 Benefit Units per each additional
acre over 5 acres

Office 1.42 Benefit Units per fifth acre for the first 5 acres 1.42 Benefit Units per each additional
acre over 5 acres

Self-Storage of Parking Lot 0.05 Benefit Units per fifth acre for the first 5 acres 0.05 Benefit Units per each additional
acre over 5 acres

Golf Course 0.063 Benefit Units per fifth acre for the first 5 acres 0.063 Benefit Units per each additional
acre over 5 acres

Vacant / Undeveloped 0.25 Benefit Units per parcel

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

Appeals and Interpretation
Any property owner who feels that the assessm ent levied on the subject property is in error as a result of incorrect information be ing used to apply the foregoing method of assessment, may file a written appeal with the Director of Public Works or her or his designee. Any such appeal is limited to correction of an assessment during the then current or, if before July 1, the upcoming fiscal year. Upon the filing of any such appeal, the Director of Public Works or his or her designee will promptly review the appeal and any information provided by the property owner. If the Director of Public Works or her or his designee finds that the assessment sh ould be modified, the appropriate changes shall be made to the assessment roll. If any such changes are approved after the assessment roll has been filed with the County for collection, the Director of Public Works or his or her designee is authorized to refund to the property owner the amount of any approved reduction. Any property owner who disagrees with the decision of the Director of Public Works or her or his designee, may refer their appeal to the City Council of the City of Vallejo and the decision of the City Council of the City of Vallejo shall be final.

Inflationary Adjustment
Bordoni Ranch LMD
As noted previously, the property owners within the Bordoni Ranch LMD approved an inflationary adjustment in fiscal year 2010-2011 through a ballot proceeding when the LMD was formed. The following paragra ph describes the approved inflationary adjustment:

The Maximum Assessment Rate is equal to the (Initial) Zone Maximum Assessment Rate established for fiscal year 2010-2011 adjusted annually by the greater of, three percent (3%) or the annual percentage change in the Consumer Price Index (CPI) of “All Urban Consumers” for the San Francisco-Oakland-San Jose Area.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for the Bordini Ranch LMD fiscal year 2025-2026 is increased by 3.00% which equates to $776.09 per equivalent benefit unit for Zone 1 and $533.35 per equivalent benefit unit for Zone 2. The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-26 at the rate of $471.59 per equivalent benefit unit for Zone 1 and $324.40 per equivalent benefit unit for Zone 2, which is the less than the maximum authorized assessment rate.

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

Glen Cove III 2015 LMD (LMD 2)
As noted previously, the property owners within the Glen Cove III area approved an inflationary adjustment in fiscal year 2015-2016 through a ballot proceeding when the Glen Cove III LMD 2 was established. The authorized maximum assessment rate is subject to an annual adjustment tied to the Consum er Price Index-U for the San Francisco Bay Area as of December of each succeeding year (the “CPI”). As the amount of the annual increase in the CPI from December 2023 to December 2024 is 2.37%, the maximum authorized assessment rates for fiscal year 2025-26 are 2.37% above the maximum authorized assessment rate for fiscal ye ar 2024-25. Including the authorized annual adjustment, the maximum authorized asse ssment rates 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.

Highlands – Garthe Ranch LMD (Zone B)
As noted previously, the property owners within the Highlands of Garthe Ranch LMD (Zone B) approved an inflationary adjustme nt in fiscal year 2007-2008 through a ballot proceeding when the LMD / Zone B was estab lished. The following paragraph describes the approved inflationary adjustment:

The Maximum Assessment Rate is equal to the Maximum Assessment Rate established for the previous fiscal year adjusted annually by the greater of, three percent (3%) or the annual percentage change in the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Statistics for the San Francisco-Oakland-San Jose Area.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for the Garthe Ranch LMD Zone B fiscal year 2025- 2026 is increased by 3.00% which equates to $2,870.06 per equivalent benefit unit. The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-2026 at the rate of $2,705.42, which is less than the maximum authorized assessment rate.

Northeast Quadrant LMD
As noted previously, the property owners wi thin the Northeast Quadrant LMD approved an inflationary adjustment in fiscal year 1999-2000 thro ugh a ballot proceeding. The following paragraph describes the approved inflationary adjustment:

The maximum assessment for each fiscal year is increased by the percentage increase from April 1 of the prior year to April 1 of the current year by the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Statistics (BLS) for the Consolidated Metropolitan Statistical Area (CMSA) covering San Francisco-Oakland-San Jose. If the April CPI-U is not available at the time the report is prepared, a similar time period may be used.

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

However, the maximum assessment rate in any fiscal year (for the Non-Zone A properties) shall not exceed $400 as adjusted by the CPI-U, unless approved by a majority vote of the property owners in the Northeast Quadrant LMD. The Zone A’s assessment rate shall not be capped at a particular level in any fiscal year.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for th e Northeast Quadrant LMD fiscal year 2025- 2026 is increased by 2.69% which equates to $599.69 per equivalent benefit unit for Zone A and $387.78 per equivalent benefit unit for No n-Zone A. The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-2026 at the rate of $444.20 per equivalent benefit unit for Zone A and $287.24 per equivalent benefit unit for Non-Zone A, which is less than the maximum authorized assessment rate.

Marine World / Fairgrounds LMD

The Maximum Assessment Rate is equal to the Maximum Assessment Rate established for the previous fiscal year adjusted annually by the annual percentage change in the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Sta tistics for the San Francisco-Oakland-San Jose Area.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for the Marine World / Fairgrounds LMD fiscal year 2025-2026 is increased by 2.69% which equates to $169.10 per equivalent benefit unit.

The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-2026 at the rate of $125.26, which is less than the maximum authorized assessment rate.

South Vallejo Business Park LMD

The Maximum Assessment Rate is equal to the Maximum Assessment Rate established for the previous fiscal year adjusted annually by the annual percentage change in the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Sta tistics for the San Francisco-Oakland-San Jose Area.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for the South Vallejo Business Park LMD fiscal year 2025-2026 is increased by 2.69% which equates to $4,570.27 per equivalent benefit unit.

The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-2026 at the rate of $3,286.60, which is less than the maximum authorized assessment rate.

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

Assessment
WHEREAS, the City of Vallejo City Council directed the undersigned Engineer of Work to prepare and file a report presenting an estimate of costs, a diagram for the LMDs and an assessment of the estimated costs of the improvements upon all assessable parcels within the LMDs, to which Resolution and the description of the Improvements therein contained, reference is hereby made for further particulars; NOW, THEREFORE, the undersigned, by virtue of the power vested in me under said Act and the order of the City Council of said City of Vallejo, hereby make the following assessment to cover the portion of the estimated cost of the improvements, and the costs and expenses incidental thereto to be paid by the LMDs.

As required by the Act, an Assessment Diagram is hereto attached and made a part hereof showing the exterior boundaries of said LMDs. The distinctive number of each parcel or lot of land in the LMDs is it s Assessor Parcel Number appearing on the Assessment Roll.

I do hereby assess and apportion the net amount of the cost and expenses of the improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the LMDs, in accordance with the special benefits to be received by each parcel or lot, from the improvements, and more particularly set forth in the Cost Estimate and Method of Assessment hereto attached and by reference made a part hereof.

The assessment is made upon the parcels or lots of land within the LMDs in proportion to the special benefits to be received by the parcels or lots of land, from the improvements.

Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as shown on the Assessor's Ma ps of the County of Solano for the fiscal year 2025-2026. For a more particular descript ion of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.

I hereby place opposite the Assessor Parcel Number for each parcel or lot within the Assessment Roll, the amount of the assessment for the fiscal year 2025-2026 for each parcel or lot of land within the LMDs.

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

Dated: April 8, 2025

Engineer of Work

By
.

John W. Bliss, License No. C052091

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

Appendix A - 2025-2026 Assessment Roll
An Assessment Roll (a listing of all parcels assessed within the LMDs and the amount of the assessment) will be filed with the City Clerk and is, by reference, made part of this report and is available for public inspection during normal office hours.

Each lot or parcel listed on the Assessment Ro ll is shown and illustrated on the latest County Assessor records and these records are, by reference made part of this report.

These records shall govern for all details concerning the description of the lots or parcels.

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

Appendix B - Assessment Diagram
Assessment Diagrams for the LMDs have been prepared and are on file with the City.

Reference is hereby made to such Diagrams, and they are incorporated herein by reference.

ACTION ITEM 9.D.

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 BORDONI RANCH, CARRIAGE OAKS,

GARTHE RANCH, HIDDENBROOKE, HUNTER RANCH III, MARINE

WORLD/FAIRGROUNDS, MARIN VIEW, NORTHEAST QUADRANT, SOUTH VALLEJO

BUSINESS PARK, AND TOWN AND COUNTRY II-V 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 Bordoni Ranch, Carriage Oaks, Garthe Ranch, Hiddenbrooke, Hunter Ranch III, Marine World/Fairgrounds, Marin View, Northeast Quadrant, South Vallejo Business Park, and Town & Country II-V Landscape Maintenance Districts for FY 2025-2026.

REASONS FOR RECOMMENDATION
The City Council appointed SCI Consulting Group as the Engineer of Work and directed them to prepare the Engineer's Reports for ten landscape maintenance districts. Pursuant to the Landscape and Lighting Act of 1972, the Engineer’s Report has been prepared which identifies all assessable parcels in each LMD in order to comply 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 fiscal year (FY) 2025-2026 assessments for the following ten Landscape Maintenance Districts: Bordoni Ranch, Carriage Oaks, Garthe Ranch, Hiddenbrooke, Hunter Ranch III, Marine World/Fairgrounds, Marin View, Northeast Quadrant, South Vallejo Business Park, and Town and Country II-V. Several of the districts are broken further into different operational areas, and may have assessments that vary from one another.

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 being applied to a single-family residence. The proposed FY 2025-2026 budget for these districts is included as part of the Report.

The annual costs and expenses to provide and maintain the improvements in each district are assessed proportionately to those parcels within each district that receive special benefits from the improvements. With

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 BORDONI RANCH, CARRIAGE OAKS,

GARTHE RANCH, HIDDENBROOKE, HUNTER RANCH III, MARINE

WORLD/FAIRGROUNDS, MARIN VIEW, NORTHEAST QUADRANT, SOUTH

VALLEJO BUSINESS PARK, AND TOWN AND COUNTRY II-V LANDSCAPE MAINTENANCE DISTRICTS FOR FISCAL YEAR 2025-2026

the exception of two districts, South Vallejo Business Park and Marine World/Fairgrounds, single-family residences make up the majority of parcels within the 1972 Act districts.

Many of these districts were formed in the 1970s, when inflationary adjustments to the assessments were disallowed. In the mid-2000s, balloting was conducted in accordance with Proposition 218 within six of these districts (Carriage Oaks, Garthe Ranch (does not include Garthe Ranch B), Hunter Ranch III, Marine World/Fairgrounds, South Vallejo Business Park, and Town and Country II-V), which provided the parcel owners within said districts the opportunity to increase the assessments in order to provide a higher level of service. All of these districts, with the exception of the Marine World/Fairgrounds and South Vallejo Business Park districts, rejected the proposed increases. This has resulted in a continued reduction in the level of service that can be provided in those districts, which will continue to occur until the parcel owners within such districts approve an increase to their assessment rates.

Examples of reduced services in FY 2025-2026 are:
• The elimination of tree trimming and view enhancement • The elimination of fencing repairs
• Reduced irrigation service
• Reduction in the frequency of maintenance services
• Postponement of capital improvement projects

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.

As reflected by the chart below, many of the districts are proposed to be levied at the same rate as that assessed in FY 2025-2026. The annual assessment rates for Bordoni 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.

Bordoni Ranch is a District that is developing and has future residential development planned. Parcels planned for residential development are levied two EBUs per acre. In FY 2024-2025, 75.19 acres were developed into 112 residential lots, causing a reduction of 38.38 EBUs. It is proposed to increase Bordoni Ranch’s assessment rates for FY 2025-2026 to account for the reduction in EBUs and to provide enough funding to extend and maintain landscape improvements to the newly developed area. In addition, Bordoni Ranch’s assessment rates have only been increased by 3% since FY 2013-2014.

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

DISTRICT
APPROVED FY 24-25

ASSESSMENT
PROPOSED FY 25-26

ASSESSMENT
% CHANGE
Bordoni Ranch Zone 1 $ 392.99 $ 471.59 20%

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 BORDONI RANCH, CARRIAGE OAKS,

GARTHE RANCH, HIDDENBROOKE, HUNTER RANCH III, MARINE

WORLD/FAIRGROUNDS, MARIN VIEW, NORTHEAST QUADRANT, SOUTH

VALLEJO BUSINESS PARK, AND TOWN AND COUNTRY II-V LANDSCAPE MAINTENANCE DISTRICTS FOR FISCAL YEAR 2025-2026

Bordoni Ranch Zone 2 $ 270.33 $ 324.40 20%
Carriage Oaks $ 58.52 $ 58.52 0%
Garthe Ranch $ 128.46 $ 128.46 0%
Garthe Ranch "B"
(Highlands)
$ 2,075.42 $ 2,075.42 0%
Hiddenbrooke $611.04 $611.04 0%
Hunter Ranch III $ 72.04 $ 72.04 0%
Marine World-
Fairgrounds
$ 125.26 $ 125.26 0%
Marin View $ 636.00 $ 636.00 0%
Northeast Quadrant $ 287.24 $ 287.24 0%
Northeast Quadrant
Zone A
$ 444.20 $ 444.20 0%
South Vallejo Business
Park
$ 3,286.60 $ 3,286.60 0%
Town & Country II-V $ 70.48 $ 70.48 0%

The proposed assessments for all Districts comply with the provisions of Proposition 218. The total amount of funds to be assessed for these ten 1972 Act Landscape Maintenance Districts in FY 2025-2026 is $2,456,545.60.

FISCAL IMPACT
There is no fiscal impact to the General Fund, with the exception of a $2,860 contribution to Hiddenbrooke to cover the general benefit received by properties outside Hiddenbrooke as described in the Engineer’s Report.

These general benefit costs cannot be assessed to Hiddenbrooke.

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.

The financial health of the previously identified districts has been described in the Engineer’s Report. As noted in this report, required operating reserves will continue to be compromised and service levels reduced in those districts that have not had an increase to their assessment since their origination in the 1970’s. FY 2025-2026 funding in the remaining districts is adequate to maintain the current minimal service levels and to sustain the required operating reserves.

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

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 BORDONI RANCH, CARRIAGE OAKS,

GARTHE RANCH, HIDDENBROOKE, HUNTER RANCH III, MARINE

WORLD/FAIRGROUNDS, MARIN VIEW, NORTHEAST QUADRANT, SOUTH

VALLEJO BUSINESS PARK, AND TOWN AND COUNTRY II-V LANDSCAPE MAINTENANCE DISTRICTS FOR FISCAL YEAR 2025-2026

indirect physical change in the environment, pursuant to CEQA Guideline section 15378.

ATTACHMENTS

1. Reso - Public Hearing 1972 LMDs_CAO Stamp

2. Vallejo 1972 Act ER 25-26

3. Vallejo HMD ER 25-26

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

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 BORDONI

RANCH, CARRIAGE OAKS, GARTHE RANCH, HIDDENBROOKE, HUNTER RANCH Ill, MARINE WORLD/FAIRGROUNDS, MARIN VIEW, NORTHEAST

QUADRANT, SOUTH VALLEJO BUSINESS PARK, AND TOWN AND

COUNTRY II-V THE 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 landscape maintenance districts designated as Bordoni Ranch; Carriage Oaks; Garthe Ranch; Hiddenbrooke, Hunter Ranch Ill; Marine World/Fairgrounds; Marin View; Northeast Quadrant; South Vallejo Business Park; Town and Country II-V (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 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
Bordoni Ranch Zone 01 $ 471.59
Bordoni Ranch Zone 02 $ 324.40
Carriage Oaks $ 58.52
Garthe Ranch $ 128.46
Garthe Ranch "B" (Highlands) $ 2,075.42
Hiddenbrooke $ 611.04
Hunter Ranch Ill $ 72.04
Marine World/Fairgrounds $ 125.26
Marin View $ 636.00
Northeast Quadrant $ 287.24
Northeast Quadrant Zone A $ 444.20
So. Vallejo Bus. Park $ 3,286.60
Town & Country 11-V $ 70.48
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

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 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

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

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.

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

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.

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

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.

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

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

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

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.

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

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.

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

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.

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

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.

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

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.

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

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;

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

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.

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

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)

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

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.

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

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.

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

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)

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

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:

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

 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.

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

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)

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

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.

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

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)

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

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:

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

 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.

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

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.

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

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

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

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.

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

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)

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

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.

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

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.

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

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

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

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.

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

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.

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

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)

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

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

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

 Replace landscaping along Turner Park way between Admiral Callaghan Way & Ascot
 The median on Ascot Parkway from Redw ood Parkway to the other side of the bridge just before Hawksbury
 Remove & replace irrigation & plants on Lake Herman Rd between Columbus to end
 Maintain wrought iron fences located on public property or easements on Picasso, Topley, Rodin & Glenview Circle
 North side of West bound lane on Columbus Pkwy from Blue Rock Springs Park to St. John's Mine Rd. Irrigate & landscape
 The slope over the creek and the slope below Torrey Pine Court  The slope below Picasso, Topley, Archer and Rodin Courts  The slope landscaping to the north behind Glenview Circle and above Redwood Parkway
 The slope surrounding Matthew Court
 Ascot Parkway beyond the Blue Rock Springs Golf Course/Greater Vallejo Recreation District Park
 Solano Bike Trail along the west boundary of the urban open space Zone A’s improvements are extra landscape maintenance related to tree care, additional litter pickup, and related utilities; and maintenance of entry monument and kiosk signs.

General Information
In fiscal Year 1999-2000, to ensure a high le vel of service for the LMD, the property owners through protest ballot proceeding approved an assessment increase and annual inflationary adjustment.

In fiscal year 2004-2005, formation of benefit Zone A was approved by property owners through a ballot proceeding. This ballot proceeding approved an assessment increase and annual inflationary adjustment applicable to those properties only.

It has been determined that the current maximum assessment rates for the LMD are sufficient to fund the annual maintenance of the LMD improvements. Based on the budget for fiscal year 2025-26 the proposed assessments are less than the authorized maximum assessment rates. Future capita l projects planned for Fiscal Year 2024-25 include design of landscape and irrigation improvements in the west bound lane of Columbus Parkway from Blue Rock Springs Park to Interstate 80 Freeway on-ramp. Fiscal Year 2024-25 design engineering repair of retaining wall along Ascot Parkway between Garnett Drive and Turner Parkway.

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

LMD Budget
The following provides the proposed budgets and assessment rates for fiscal year 2025- 26 that are necessary to provide an appropri ate level of maintenance for the LMD. The budgets include 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 these budgets and the established method of apportionment shall be used to calculate ea ch parcel’s assessments for fiscal year 2025-

26. The assessment rates derived from these budgets are less than or equal to the previously approved maximum assessment ra te for both Zone A and the Non-Zone A parcels in the LMD.

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

Direct Costs
2025-26
Zone A
2025-26
Non-Zone A
2025-26
Budget
Total
Contract Maintenance Costs $37,114 $162,854 $199,968
Salaries & Benefits $20,291 $164,172 $184,463
Services & Supplies $2,321 $18,782 $21,103
Landscape Water $34,336 $150,664 $185,000
Utilities $705 $3,096 $3,801
Public Signs (Zone A) $0 $0 $0
Landscape Rehabilitation / Vandalism $5,568 $24,432 $30,000 Capital Projects $0 $0 $0
Total Direct Costs $100,336 $523,999 $624,335
Administration Costs
Administration & Overhead $9,380 $75,896 $85,276
County Administration Fees $1,595 $7,033 $8,628
Professional Fees $913 $4,004 $4,917
Total Administration Costs $11,888 $86,933 $98,821
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $112,223 $610,933 $723,156 Contribution to / (from) Reserve Fund $0 $0 $0
Contribution to / (from) Rehabilitation Fund $55,475 $128,212 $183,687 Contribution (from) General Fund / Other Revenue ($8,175) ($35,874) ($44,049) Balance to Levy $159,523 $703,271 $862,794
District Statistics
Total Parcels 336 2165 2501
Total Parcels Levied 291 2043 2334
Total Equivalent Benefit Units 359.12 2448.37 2807.50
Proposed Levy per Benefit Unit $444.20 $287.24
Maximum Levy per Benefit Unit $599.69 $387.78
Total Assessment Levy $159,522.88 $703,270.95 $862,793.83 Fund Balance Information
Beginning Operating Reserve Fund Balance $56,112 $305,466 $361,578 Operating Reserve Fund Adjustments $0 $0 $0
Anticipated Operating Reserve Fund Balance $56,112 $305,466 $361,578 Beginning Rehabilitation Reserve Fund Balance $751,662 $3,291,704 $4,043,366 Rehabilitation Reserve Fund Adjustments $55,475 $128,212 $183,687 Anticipated Rehabilitation Reserve Fund Balance $807,137 $3,419,916 $4,227,053 Anticipated Total Ending Fund Balance $863,248 $3,725,383 $4,588,631 Estimate of Cost
City of V allejo
Northeast Quadrant Landscape Maintenance District
Fund Number 7711 (#178)

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

Sandpiper Point LMD
This LMD is designated as Sandpiper Point Landscape Maintenance District and may be referred to as Sandpiper Point LMD.
 Sandpiper Point LMD was formed in 1981
 The LMD serves a residential neighborhood of 385 parcels located in northwest Vallejo and is fully developed.

Boundaries
The LMD is generally located within the area bounded by Meadows Drive, Catalina Way and the Napa County line.

Improvements
The LMD maintains landscaped areas and weed control zones including approximately 4.5 acres of native and ornamental ground cover, shrubbery and trees; and 2.3 acres of weed controlled open space that are found in the following areas:
 The landscaped strips and medians found within the boundaries of Meadows Drive wetlands on the west, Mini Drive median landscapes on the east and the Catalina Circle Wetlands on the northwest
 Along Meadows Drive, Catalina Circle and Catalina Way  The median islands of Mini Drive
General Information
In fiscal year 1999-2000 the landscape improvement areas to be maintained for this LMD were expanded, resulting in a significant increase to the LMD’s overall maintenance costs.

Although these new areas of maintenance had a significant negative impact on the financial health of the LMD, initially the a dditional expenses were offset by use of available reserve funds. Although the LMD still has some reserve funds available to offset these costs, they are no longer sufficient to cover the full annual expenditures for the LMD.

Therefore, it was determined that the maximum assessment rate did not generate sufficient revenues to adequately provide for the improvements. The City conducted proceedings in FY2008-2009 to ballot the prop erty owners within the LMD for an increased assessment and an annual inflationary adjustment commencing in fiscal year 2008-2009 which was not approved.

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

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

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

Direct Costs 2025-26 Budget
Contract Maintenance Costs $18,216
Salaries & Benefits $15,334
Services & Supplies $1,754
Landscape Water $11,295
Utilities $300
Landscape Rehabilitation / Vandalism $5,000
Capital Projects $0
Total Direct Costs $51,899
Administration Costs
Administration & Overhead $7,089
County Administration Fees $540
Professional Fees $307
Total Administration Costs $7,936
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $59,835
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund ($4,275)
Contribution (from) General Fund / Other Revenue ($1,550) Balance to Levy $54,010
District Statistics
Total Parcels 381
Total Parcels Levied 381
Total Equiv alent Benefit Units 381.00
Proposed Levy per Benefit Unit $141.76
Maximum Levy per Benefit Unit $141.76
Total Assessment Levy $54,010.56
Fund Balance Information
Beginning Operating Reserve Fund Balance $29,917.55
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $29,917.55
Beginning Rehabilitation Reserve Fund Balance $125,070.45 Rehabilitation Reserve Fund Adjustments ($4,275.00)
Anticipated Rehabilitation Reserve Fund Balance $120,795.45 Anticipated Total Ending Fund Balance $150,713.00
Estimate of Cost
City of V allejo
Sandpiper Point Landscape Maintenance District
Fund Number 7713 (#163)

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

South Vallejo Business Park LMD
This LMD is designated as South Vallejo Business Park Landscape Maintenance District and may be referred to as South Vallejo Business Park LMD.  South Vallejo Business Park LMD was formed in 1981
 The LMD is a light industry park that serves nine light industry parcels located in southwest Vallejo with eight of the nine parcels being fully developed Boundaries
The LMD is generally located within the area bounded by Solano Avenue, Fifth Street Avenue, Sonoma Boulevard, and the railroad tracks in the area.

Improvements
The LMD maintains parkway landscape areas adjacent to the properties within the LMD totaling approximately 2 acres of grass area with trees; and 0.5 acre of ornamental ground cover and shrubbery with trees.

General Information
In recent years, property owners within th e LMD contacted the City regarding ways to reduce maintenance costs including reductions in irrigation. The City agreed to assist with this reduction by providing for water conservation practices in the maintenance contract.

However, it has been determined that further reductions could only be achieved by:
 Eliminating the grassy mounding areas and/or removing trees from the turf planting areas and restricted them to stand-alone landscape plots; or  Removing the landscaped areas from Co rporate Place to Sonoma Boulevard at the time the empty lot along Sonoma Boulevard is developed.

A financial analysis of did not generate the LMD and the improvements indicated that the maximum assessment rate 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.

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

LMD Budget
The following provides the proposed budget and increased maximum assessment rate for fiscal year 2025-26 that is necessary to provid e 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 a nnual 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.

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

Maintenance Costs 2025-26 Budget
Contract Maintenance Costs $8,580
Salaries & Benefits $22,889
Services & Supplies $2,619
Landscape Water $35,179
Utilities $1,204
Landscape Rehabilitation / Vandalism $7,000
Capital Projects $0
Total Direct Costs $77,471
Administration Costs
Administration & Overhead $10,582
County Administration Fees $1,230
Professional Fees $701
Total Administration Costs $12,513
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $89,984
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $40,875
Contribution (from) General Fund / Other Revenue ($7,829) Balance to Levy $123,030
District Statistics
Tot al Parcels 9
Total Parcels Levied 9
Total Equivalent Benefit Units 37.43
Proposed Levy per Benefit Unit $3,286.60
Maximum Levy per Benefit Unit $4,570.27
Total Assessment Levy $123,030.58
Fund Balance Information
Beginning Operating Reserve Fund Balance $44,992.15
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $44,992.15
Beginning Rehabilitation Reserve Fund Balance $737,862.85 Rehabilitation Reserve Fund Adjustments $40,875.00
Anticipated Rehabilitation Reserve Fund Balance $778,737.85 Anticipated Total Ending Fund Balance $823,730.00
Estimate of Cost
City of Vallejo
South V allejo Business Park Landscape Maintenance District Fund Number 7710 (#162)

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

Town and Country II through V LMD
This LMD is designated as Town & Country II-V Landscape Maintenance District and may be referred to as Town & Country II-V LMD.
 Town & Country II-V LMD was formed in 1986
 The LMD serves a residential neighborhood of 336 parcels located in northeast Vallejo and is fully developed with no expected change in Equivalent Benefit Units (EBU)
Boundaries
The LMD is generally located within the area bounded by State Highway 37, Whitney Avenue, Serpentine Drive and Opal Drive.

Improvements
The LMD maintains landscaped areas and weed control zones that include approximately 3 acres of native and ornamental ground cover, shrubbery and trees on the various slopes within the LMD including:
 The slopes between the residences of Whitney Avenue and Basalt Drive  The slope behind residences of College Avenue and Olympic Drive including the access area from Quartz Drive
General Information
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 a proceeding in FY2008-2009 to ballot the property owners within the LMD for an incr eased assessment and an annual inflationary adjustment commencing in fiscal year 2008-2009 which was not approved.

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

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

Direct Costs 2025-26 Budget
Contract Maintenance Costs $7,800
Salaries & Benefits $6,079
Services & Supplies $695
Landscape Water $0
Utilities $0
Landscape Rehabilitation / Vandalism $6,000
Capital Projects $0
Total Direct Costs $20,574
Administration Costs
Administration & Overhead $2,810
County Administration Fees $233
Professional Fees $133
Total Administration Costs $3,176
Collections / (Credits) Applied To Levy
Total Direct and Administration Costs $23,750
Contribution to / (from) Reserve Fund $0
Contribution to / (from) Rehabilitation Fund $1,186
Contribution (from) General Fund / Other Revenue ($1,607) Balance to Levy $23,329
District Statistics
Tot al Parcels 336
Total Parcels Levied 331
Total Equivalent Benefit Units 331.00
Proposed Levy per Benefit Unit $70.48
Maximum Levy per Benefit Unit $70.48
Total Assessment Levy $23,328.88
Fund Balance Information
Beginning Operating Reserve Fund Balance $11,875.14
Operating Reserve Fund Adjustments $0.00
Anticipated Operating Reserve Fund Balance $11,875.14
Beginning Rehabilitation Reserve Fund Balance $148,845.86 Rehabilitation Reserve Fund Adjustments $1,186.00
Anticipated Rehabilitation Reserve Fund Balance $150,031.86 Anticipated Total Ending Fund Balance $161,907.00
Estimate of Cost
City of V allejo
Town and Country II-V Landscape Maintenance District
Fund Number 7712 (#184)

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

Budget Definitions
The following provides a summary of the services and costs that are included in the LMD Budgets:

Direct Cost:

Contract Maintenance Costs — Includes all contracted labor, material and equipment required to properly maintain the landscaping, irrigation systems, drainage systems, trail systems, fencing, natural drainage areas, open spaces, and related facilities within the LMD.

Salaries & Benefits — Staff time devoted to ma naging 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 categori es 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 — Includes the cost of the furnishing of water required for the maintenance of the landscaping.

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 — Includes repairs to the improvements in the LMD that are not normally included in the year ly Landscape Maintenance costs. This may include repairs or replacement of damaged improvements or facilities that may be the result of vandalism, storms, frost, natural occurrences, etc., including graffiti abatement.

Landscape Rehabilitation includes annual f unding for planned landscape projects, which will significantly benefit and upgrade a specific LMD and are considered above normal routine landscape maintenance work.

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

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

Administration Expenses:

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

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

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

Collections/ (Credits) Applied:

Fund Balance Collection — The 1972 Act provides for a LMD to fund an Operating Reserve Fund as well as the collection of funds in installments for specific projects. This budget item identifies funds collected or transferred from these two LMD Fund Balances:

Operating Reserve Fund provides for the collection of funds to operate the LMD from the time period of July 1 (beginning of the Fi scal Year) through December 10 or when the County provides the City with the first inst allment of assessments collected from the property tax bills (typically January or February).

Rehabilitation Funds may be collected to cove r the cost of repairs that are outlined in either a defined project plan or periodic maintenance costs that may be unforeseen and are not normally included in the yearly main tenance contract costs, including the costs associated with upgrades, repairs, replacements or refurbishing of the improvements.

These amounts may be budgeted and spent each fiscal year, or collected in installments and held in the Rehabilitation Reserve Fund for a large improvement projects.

Other Revenues/General Fund (Contributions) — This item includes additional funds designated for the LMD that are not annual assessments. These funds are added to the LMD account to reduce assessments (contributions are shown as a negative amount), and may be from non-LMD or LMD sources including City General Fund Contributions for general benefit costs and/or interest earnings. This item may also include the repayment of funds previously loaned to the LMD from other sources (a positive amount) to be collected as part of the annual assessments.

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

Balance to Levy:

The Balance to Levy — The total amount to be collected for the current fiscal year through assessments (for special benefits). The Balance to Levy represents the sum of Total Direct Cost Budget, Administration Budget; and Collect ions (Credits) Applied. Only those costs related to the improvements identified as special benefits are levied and collected on the tax roll. This amount divided by the “Total Equivalent Benefit Units” for the LMD determines the proposed assessment rate for the fiscal year.

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

Method of Apportionment
Method of Apportionment
This section of the Engineer's Report explai ns the special and general benefits to be derived from the installation, maintenance and servicing of Improvements located throughout the LMDs, and the methodology us ed to apportion the total assessment to properties within the LMDs.

The LMDs consists of Assessor Parcels within the boundaries of the City of Vallejo as defined by the County of Solano tax code areas. The parcels include all privately or publicly owned parcels within said boundaries. The method used for apportioning the assessments is based upon the proportional special benefits to be derived by the properties in the LMDs over and above general benefits conferred on real property or to the public at large. The apportionment of spec ial benefit is a two-step process: the first step is to identify the types of special benefit arising from the improvements, and the second step is to allocate the assessments to property based on the estimated relative special benefit for each type of property.

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. With reference to the requirements for assessments, Sectio n 22573 of the Landscaping and Lighting Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements."

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."

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

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 Landscape Maintenance Districts.

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

C. Improved Views within the Landscape Maintenance 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 re sidential and commercial use that, in absence of the assessments, would not have been created.

Case law interpreting Proposition 218 provides enhanced 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 indi rect 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 pa rk improvements are a direct advantage 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. proximity 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 addition to the other special benefits listed above further strengthen the basis of these assessments.

Special Benefits from the Original Engineer’s Report
The improvements provided within the various LMDs may include, but is not limited to landscaped medians, parkways, entryways, slopes, parks, open-space

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

areas and appurtenant facilities. The annual assessments outlined in this Report are based on the estimated costs to provi de all necessary service, operation, administration, and maintenance required each year to keep these improvements in a healthy, vigorous, and satisfactory condition and benefit the properties. The special benefits associated with the la ndscape improvements and facilities are specifically:

 Enhanced desirability of properties through association with the improvements.

 Improved aesthetic appeal of properties within the LMDs providing a positive representation of the area.

 Environmental enhancement through improv ed erosion resistance, and dust and debris control.

 Increased sense of pride in ownership of property within the LMD resulting from well-maintained improvements associated with the properties.

 Reduced criminal activity and property-r elated crimes (especially vandalism) against properties in the LMD through well-maintained surroundings and amenities including abatement of graffiti and vandalism.

 Enhanced environmental quality of the parcels within the LMDs by moderating temperatures, providing oxygenation and attenuating noise.

 An enhanced sense of pride within the neighborhoods and communities and increased business opportunities as a result of enhanced surroundings and community pride.

 Enhanced adaptation of the urban environment within the natural environment and improved aesthetic value of the neighborhood and properties within the LMDs by establishing green space and re creational areas for increased social opportunities and activities that help to strengthen family value and reduce ethnic and social tensions.

 Enhanced quality of life through well- maintained green space and landscaped areas.

In addition to many of the special benef its associated with landscape amenities, local parkland and recreational facilities provide the further benefits of:

 Increased neighborhood involvement and interaction.

 Health, social and self-improvement benefits derived from utilizing the facilities.

 Promotes a positive atmosphere and recreational opportunities for the youth in the neighborhood that encourages physical activity, group participation and character building.

 Increased social opportunities and active involvement for senior citizens.

 Family and group activities that help to strengthen family value and reduce ethnic and social tensions.

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

 The esthetic value of green space and recreational areas within the urban environment.

The preceding special benefits contribute to the overall aesthetic value, security and desirability of each of the assessed parcels and thereby provide a special enhancement to those properties. Furthermore, it has been determined that the lack of funding to properly service and maintain the improvements would likely have a direct negative impact on those properties.

General versus Special Benefit
In absence of the assessments, the Improvements in the LMDs 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 LMDs was a condition of development approval.

All of the Assessment proceeds derived from the LMDs 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, trail systems, park facilities, other Improvements and costs incidental to prov iding the Improvements and collecting the Assessments.

Although these Improvements may be available to the general public at large, the permanent public Improvements in the LMDs were specifically designed, located and created to provide additional and improved public resources for the direct advantage of property inside the LMDs, and not the public at large. Other properties that are either outside the LMDs or within the LMDs a nd not assessed, do not enjoy the unique proximity, access, views and other special benefit factors described previously.

Moreover, the homes in the LMDs would not have been built if the Assessments were not established because an assessment for the Improvements was a condition of development approval.

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

Benefit Finding
In summary, real property located within the boundaries of the LMDs distinctly and directly benefits from closer proximity, access and views of Improvements funded by the Assessments, the creation of developable parcels and the extension of usable land area provided by the assessments. The Improvem ents are specifically designed to serve properties in the LMDs, not other properties or the public at large. The LMDs have been narrowly drawn to include those parcels th at receive a direct advantage from the Improvements. The public at large and other properties outside the LMDs 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 LMDs in much the same way 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 improv ements within the LMDs would not be maintained and would turn into brown, unmaintained and unusable 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 LMDs. Most importantly, without the Assessments, the developed properties would not exist, because 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 LMDs 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 ar e of special benefit to the identified benefiting properties located within the LMDs and that the value of the special benefits from such Improvements to pr operty in the LMDs reasonably exceeds the cost of the Assessments for every assessed parcel in the LMDs. (In other words, as required by Proposition 218; the reasonable cost of the proportional special benefit conferred on each parcel reasonably exceeds the cost of the assessments.) Any general benefits to surrounding properties outside of the LMDs, if there were any, are collateral and conferred concomitantly.

General benefit is identified as that benefit received by properties outside of the LMD.

General benefit cannot be assessed to property within the LMD boundary.

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 and was maintained by the GVRD. In anticipation of the increased demand to be placed on the park by the new developm ents, the previous park was demolished and is going to be completely reconstructed and enhanced.

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

Once the enhanced park is completed, the City and the GVRD will continue to provide applicable maintenance services as agreed upon, which will contribute approximately 50% of the cost for the maintenance of the park, in proportion to the estimated general benefit that th e park provides to the neighboring communities at large. It is reasonable to assume that the park maintenance costs above the contribution made by the City and the GVRD approximately represent the special benefit to the properties within the LMD. This assignment of special benefit to the properties within the LMD is reasonable given that the reconstruction and enhancement of the park was desired and needed due to the anticipated development of properties within the LMD.

When the Northeast Quadrant LMD was established, it was determined that a portion of the Columbus Parkway improv ements within the LMD is considered general benefit. The City will contri bute each year to wards the landscape maintenance costs, water costs and associ ated administrative expenses for this particular improvement ar ea. In compliance with the California Constitution Article XIIID the annual budget includes a contribution identified as “Other Revenues/General Fund (Contribution)”, which represents the costs identified as general benefit.

The original determination of benefits to property and the method of special benefit apportionment to property were developed by Willdan Financial Services when the LMDs were originally approved by property owners as noted in the Description of LMDs section of this Report. The description of benefits and the determination 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 Engineer’s Reports for the LMDs are hereby incorporated by reference.

Quantification of General Benefit
Although the analysis used to support these assessments 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 City 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.

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

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
Creation of parcels 90 0% 0
Extension of recreation area 2.5 10% 0.25
Pro xim it y to im prove d parks an d lan dscap e d are as 2.5 10% 0.25 Access to improved parks, open space and landscaped areas 2.5 10% 0.25 Improved views 2.5 10% 0.25
100 1
T otal C alculate d G e ne ral B e n e 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 contributio n 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, rehabilit ates and replaces curb and gutter along the border of the Districts improvements. This 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 public 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 maintenanc e of local public streets is conservatively estimated to be 1%.

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 benefit costs, and is conservatively estimated to contribute 25%, with the exception of Glen Cove III 2015 LMD which was calculated to contribute 5%.

Therefore, the total General Benefit is conservatively quantified at 1% which is more than offset by the total non-assessment contribution towards general benefit of 27%, with the exception of Glen Cove III 2015 LMD which is offset by the total non-assessment contribution towards general benefit of 7%.

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

Method of Assessment
The method of apportionment for the LMDs calculates the receipt of special benefit from the respective improvements based on the actual or proposed land use of the parcels within the LMDs. The net amount to be assessed upon parcels within the LMDs is apportioned by a formula and method that fairly distributes the net amount to be assessed among all assessable parcels in proportion to the special benefits to be received by each parcel from the im provements. Additionally, in compliance with Article XIIID Section 4 of the State Constitution each parcel’s assessment does not exceed the reasonable cost of the proportional special benefit conferred to that parcel. The benefit formula used to determine the assessment obligation is therefore based upon both the improvements that benefit the parcels within the LMDs as well as the proposed land use of each property as compared to other parcels that benefit from those specific improvements.

Equivalent Benefit Units
The special benefits received by each parcel within the LMDs and each parcel’s proportional annual assessment is calculated on the basis of a formula known as Equivalent Benefit Units. The Equivalent Benefit Unit (EBU) method of appo rtionment establishes a proportional benefit relationship between the various parcels within the LMDs and the improvements provided by the LMDs. The EBU assigned to each parcel utilizes a set formula and proportional weighting factors based on the land use, size and development status of each parcel within the LMDs compared to other parcels within the LMDs.

Equivalent Benefit Unit Application by Land Use

Land Use Designation EBU Application

Single Family Residence One (1.0) Benefit Unit per Unit

Vacant Residential Zoned Four-Tenths (0.4) Benefit Unit per Acre

Multi Family Residence Seven-Tenths (0.7) Benefit Unit per Unit

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

Equivalent Benefit Unit Application by Land Use (Continued)

Land Use Designation EBU Application

Planned-Residential Development One (1.0 ) Benefit Unit per Planned Single-Family (Has received tentative or final Unit, Seven-Tenths (0.7) Benefit Unit per Multi- map approval) Family Unit

Commercial Use Three (3.0) Benefit Units per Acre

Vacant Commercial Zoned Four-Tenths (0.4) Benefit Unit per Acre

Industrial Use Three (3.0) Benefit Units per Acre

Vacant Industrial Zoned Four-T enths (0.4) Benefit Unit per Acre

Exempt Properties Zero (0.0) Benefit Units per Parcel

While all the land use designations shown above are not necessarily applicable in each LMD, each LMD is comprised of one or more of these la nd uses, and the proportional relationship between those various land uses is still applicable. The benefit formula applied to parcels within each LMD is based on the preceding EBU application. Each parcel's EBU correlates the parcel’s special benefit received as compared to the other parcels benefiting from the improvements within that LMD.

Exceptions

Bordoni Ranch LMD was formed with the following special conditions:

Planned-Residential Development — This land use is defined as any property for which a tentative map has been filed but for which a final tract map has not yet been approved. Properties designated as Planned-Residential Development shall be assessed at 2.0 EBU per acre, but a minimum of 1.00 EBU (parcels less than one acre are assigned 1.0 EBU).

Vacant Residential Zoned — This land use is define d as property that is zoned or planned for residential development, but a development map (tentative or final map) for the property has not yet been approved. Properties designated as Vacant La nd shall be assessed at 1.0 EBU per acre, but a minimum of 1.00 EBU (parcels less than one acre are assigned 1.0 EBU).

The following formula is used to calculate each parcel’s proportional benefit:

Property Type EBU x (Acreage/Units/Parcel) = Parcel’s calculated EBU

An assessment amount per EBU (“Rate”) for the LMD improvements is established by taking the total cost of the improvements and dividing that amount by the total numb er of EBUs for parcels benefiting from such improvements.

Total Balance to Levy / Total EBUs = Levy per EBU (“Rate”)

This amount is then applied back to each par cel’s individual EBU to determine each parcel’s proportionate benefit and assessment obligation.

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

Rate x Parcel’s EBU = Parcel’s Levy Amount

Glen Cove III 2015 LMD was fo rmed with the following e quivalent benefit units for different property types:

Land Use Designation EBU Application
Single Family Residential 1.0 Benefit Units per Unit

Condominium 0.39 Benefit Units per Unit

Duplex, Triplex, Fourplex 0.45 Benefit Units per Unit

Multi-Family Residential (5+ Units 0.27 Benefit Units per Unit

Mobile Home on Separate Lot 0.22 Benefit Units per Unit

Commercial and Industrial 0.50 Benefit Units per fifth acre for the first 5 acres 0.50 Benefit Units per each additional
acre over 5 acres

Office 1.42 Benefit Units per fifth acre for the first 5 acres 1.42 Benefit Units per each additional
acre over 5 acres

Self-Storage of Parking Lot 0.05 Benefit Units per fifth acre for the first 5 acres 0.05 Benefit Units per each additional
acre over 5 acres

Golf Course 0.063 Benefit Units per fifth acre for the first 5 acres 0.063 Benefit Units per each additional
acre over 5 acres

Vacant / Undeveloped 0.25 Benefit Units per parcel

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

Appeals and Interpretation
Any property owner who feels that the assessm ent levied on the subject property is in error as a result of incorrect information be ing used to apply the foregoing method of assessment, may file a written appeal with the Director of Public Works or her or his designee. Any such appeal is limited to correction of an assessment during the then current or, if before July 1, the upcoming fiscal year. Upon the filing of any such appeal, the Director of Public Works or his or her designee will promptly review the appeal and any information provided by the property owner. If the Director of Public Works or her or his designee finds that the assessment sh ould be modified, the appropriate changes shall be made to the assessment roll. If any such changes are approved after the assessment roll has been filed with the County for collection, the Director of Public Works or his or her designee is authorized to refund to the property owner the amount of any approved reduction. Any property owner who disagrees with the decision of the Director of Public Works or her or his designee, may refer their appeal to the City Council of the City of Vallejo and the decision of the City Council of the City of Vallejo shall be final.

Inflationary Adjustment
Bordoni Ranch LMD
As noted previously, the property owners within the Bordoni Ranch LMD approved an inflationary adjustment in fiscal year 2010-2011 through a ballot proceeding when the LMD was formed. The following paragra ph describes the approved inflationary adjustment:

The Maximum Assessment Rate is equal to the (Initial) Zone Maximum Assessment Rate established for fiscal year 2010-2011 adjusted annually by the greater of, three percent (3%) or the annual percentage change in the Consumer Price Index (CPI) of “All Urban Consumers” for the San Francisco-Oakland-San Jose Area.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for the Bordini Ranch LMD fiscal year 2025-2026 is increased by 3.00% which equates to $776.09 per equivalent benefit unit for Zone 1 and $533.35 per equivalent benefit unit for Zone 2. The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-26 at the rate of $471.59 per equivalent benefit unit for Zone 1 and $324.40 per equivalent benefit unit for Zone 2, which is the less than the maximum authorized assessment rate.

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

Glen Cove III 2015 LMD (LMD 2)
As noted previously, the property owners within the Glen Cove III area approved an inflationary adjustment in fiscal year 2015-2016 through a ballot proceeding when the Glen Cove III LMD 2 was established. The authorized maximum assessment rate is subject to an annual adjustment tied to the Consum er Price Index-U for the San Francisco Bay Area as of December of each succeeding year (the “CPI”). As the amount of the annual increase in the CPI from December 2023 to December 2024 is 2.37%, the maximum authorized assessment rates for fiscal year 2025-26 are 2.37% above the maximum authorized assessment rate for fiscal ye ar 2024-25. Including the authorized annual adjustment, the maximum authorized asse ssment rates 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.

Highlands – Garthe Ranch LMD (Zone B)
As noted previously, the property owners within the Highlands of Garthe Ranch LMD (Zone B) approved an inflationary adjustme nt in fiscal year 2007-2008 through a ballot proceeding when the LMD / Zone B was estab lished. The following paragraph describes the approved inflationary adjustment:

The Maximum Assessment Rate is equal to the Maximum Assessment Rate established for the previous fiscal year adjusted annually by the greater of, three percent (3%) or the annual percentage change in the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Statistics for the San Francisco-Oakland-San Jose Area.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for the Garthe Ranch LMD Zone B fiscal year 2025- 2026 is increased by 3.00% which equates to $2,870.06 per equivalent benefit unit. The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-2026 at the rate of $2,705.42, which is less than the maximum authorized assessment rate.

Northeast Quadrant LMD
As noted previously, the property owners wi thin the Northeast Quadrant LMD approved an inflationary adjustment in fiscal year 1999-2000 thro ugh a ballot proceeding. The following paragraph describes the approved inflationary adjustment:

The maximum assessment for each fiscal year is increased by the percentage increase from April 1 of the prior year to April 1 of the current year by the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Statistics (BLS) for the Consolidated Metropolitan Statistical Area (CMSA) covering San Francisco-Oakland-San Jose. If the April CPI-U is not available at the time the report is prepared, a similar time period may be used.

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

However, the maximum assessment rate in any fiscal year (for the Non-Zone A properties) shall not exceed $400 as adjusted by the CPI-U, unless approved by a majority vote of the property owners in the Northeast Quadrant LMD. The Zone A’s assessment rate shall not be capped at a particular level in any fiscal year.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for th e Northeast Quadrant LMD fiscal year 2025- 2026 is increased by 2.69% which equates to $599.69 per equivalent benefit unit for Zone A and $387.78 per equivalent benefit unit for No n-Zone A. The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-2026 at the rate of $444.20 per equivalent benefit unit for Zone A and $287.24 per equivalent benefit unit for Non-Zone A, which is less than the maximum authorized assessment rate.

Marine World / Fairgrounds LMD

The Maximum Assessment Rate is equal to the Maximum Assessment Rate established for the previous fiscal year adjusted annually by the annual percentage change in the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Sta tistics for the San Francisco-Oakland-San Jose Area.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for the Marine World / Fairgrounds LMD fiscal year 2025-2026 is increased by 2.69% which equates to $169.10 per equivalent benefit unit.

The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-2026 at the rate of $125.26, which is less than the maximum authorized assessment rate.

South Vallejo Business Park LMD

The Maximum Assessment Rate is equal to the Maximum Assessment Rate established for the previous fiscal year adjusted annually by the annual percentage change in the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Sta tistics for the San Francisco-Oakland-San Jose Area.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for the South Vallejo Business Park LMD fiscal year 2025-2026 is increased by 2.69% which equates to $4,570.27 per equivalent benefit unit.

The estimate of cost and budget in the Engineer’s Report proposes assessments for fiscal year 2025-2026 at the rate of $3,286.60, which is less than the maximum authorized assessment rate.

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

Assessment
WHEREAS, the City of Vallejo City Council directed the undersigned Engineer of Work to prepare and file a report presenting an estimate of costs, a diagram for the LMDs and an assessment of the estimated costs of the improvements upon all assessable parcels within the LMDs, to which Resolution and the description of the Improvements therein contained, reference is hereby made for further particulars; NOW, THEREFORE, the undersigned, by virtue of the power vested in me under said Act and the order of the City Council of said City of Vallejo, hereby make the following assessment to cover the portion of the estimated cost of the improvements, and the costs and expenses incidental thereto to be paid by the LMDs.

As required by the Act, an Assessment Diagram is hereto attached and made a part hereof showing the exterior boundaries of said LMDs. The distinctive number of each parcel or lot of land in the LMDs is it s Assessor Parcel Number appearing on the Assessment Roll.

I do hereby assess and apportion the net amount of the cost and expenses of the improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the LMDs, in accordance with the special benefits to be received by each parcel or lot, from the improvements, and more particularly set forth in the Cost Estimate and Method of Assessment hereto attached and by reference made a part hereof.

The assessment is made upon the parcels or lots of land within the LMDs in proportion to the special benefits to be received by the parcels or lots of land, from the improvements.

Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as shown on the Assessor's Ma ps of the County of Solano for the fiscal year 2025-2026. For a more particular descript ion of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.

I hereby place opposite the Assessor Parcel Number for each parcel or lot within the Assessment Roll, the amount of the assessment for the fiscal year 2025-2026 for each parcel or lot of land within the LMDs.

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

Dated: April 8, 2025

Engineer of Work

By
.

John W. Bliss, License No. C052091

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

Appendix A - 2025-2026 Assessment Roll
An Assessment Roll (a listing of all parcels assessed within the LMDs and the amount of the assessment) will be filed with the City Clerk and is, by reference, made part of this report and is available for public inspection during normal office hours.

Each lot or parcel listed on the Assessment Ro ll is shown and illustrated on the latest County Assessor records and these records are, by reference made part of this report.

These records shall govern for all details concerning the description of the lots or parcels.

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

Appendix B - Assessment Diagram
Assessment Diagrams for the LMDs have been prepared and are on file with the City.

Reference is hereby made to such Diagrams, and they are incorporated herein by reference.

ENGINEER’S REPORT
City of Vallejo
Hiddenbrooke Maintenance District

Fiscal Year 2025-26

Pursuant to the City of Vallejo Municipal Code
Chapter 14.30 and Article XIIID of the California
Constitution

Page i

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Page ii
Table of Contents

Introduction ................................................................................................................. 1 Overview.................................................................................................................................... 1 Assessment Process .................................................................................................................. 3 Engineer’s Report ...................................................................................................................... 3 Plans & Specifications .................................................................................................. 4 Fiscal Year 2025-2026 Estimate of Cost and Budget .................................................... 10 Cost Estimates ......................................................................................................................... 10 Method of Apportionment ......................................................................................... 18 Method of Apportionment ...................................................................................................... 18 Discussion of Benefit ............................................................................................................... 18 General versus Special Benefit ................................................................................................ 20 Benefit Finding ........................................................................................................................ 20 Method of Assessment ............................................................................................................ 25 Assessment Range Formula .................................................................................................... 27 Duration of Assessment .......................................................................................................... 29 Appeals and Interpretation ..................................................................................................... 30 Assessment ................................................................................................................ 31 Appendix A - 2025-2026 Assessment Roll ................................................................... 33 Appendix B - Assessment Diagram ............................................................................. 34

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Introduction
Overview
On January 28, 1992, the City of Vallejo (the “City”) City Council (the “Council”), adopted Resolution No. 92-46 N.C. approving the Engineer’s Report, confirming diagram and assessment, ordering improvements and formation of the “Sky Valley Maintenance Assessment District.” The City originally formed the Sky Valley Maintenance Assessment District to pay for certain public improvements, including but not limited to, storm water management, street system maintenance, open space maintenance, landscape maintenance, and geotechnical monitoring and maintenance.

On October 6, 1998, the Council by Resolution No. 98-373 approved the Engineer’s Report for the levy and collection of an increased assessment within the District for Fiscal year 1999-2000. Prior to the adoption of the annua l assessments and Engi neer’s Report, the City Council conducted mailed ballot proceedings in accordance with the requirements of the California Constitution Article XIIID. In addition to the property owner balloting for the assessments, the name of the District was changed from the “Sky Valley Maintenance Assessment District” to the “Hiddenbrooke Maintenance District” or “HMD” to reflect the name change of the former Sky Valley develo pment. The approved Report identified the special benefits received by property within the HMD, addressed public and general benefits as required by Article XIIID and established the maximum assessment rate and the application of that rate to the various land uses within the District.

Prior to Fiscal Year 2000-2001, the property owners within the District requested the City maintain additional improvements including a “Welcome Center” and a Passive Park within the development. A second majority protest ballot proceeding for an increased maximum assessment and inflationary formula resulting from the addition of the Welcome Center and Passive Park was conducted. The tabulation of ballots returned indicated 100% approval of the new ma ximum assessment of $509.00 per Equivalent Dwelling Unit (Equivalent Benefit Unit) including an annual inflationary adjustment based on the annual percentage change in the Consumer Price Index (CPI). On February 15, 2000 the Council, by Resolution No. 00-72, approv ed a supplemental Report that added the maintenance of the additional improvements and established the maximum assessment rate and formula for the District.

In Fiscal Year 2002-2003, property owners within the Hiddenbrooke Maintenance District asked the City to reconstruct the District budget and assessment methodology to simplify the budgeting of expenditures and revenues, and to develop a more equitable methodology. The reconstruction resulted in the following changes:

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

1. The assessment methodology was changed to simplify the calculation of the annual levy and to reduce the potential for future errors. The trigger for property development status has changed from building permit issuance to development status according to the County of Solano Secured Roll as of January 1st of the fiscal year prior to the upcoming fiscal year in which the levy will take place. For example, development status according to the County secured roll as of January 1, 2003 would be used for the Fiscal Ye ar 2003-2004 levy. Previously, the trigger date was based on the issuance of a building permit by March 1st of the fiscal year prior to the upcoming fiscal year in which the levy would have taken place.

2. An increased Maximum Assessment of $532.22 per Equivalent Dwelling Unit including an annual inflationary adjustment based on the annual percentage change in the Consumer Price Index (CPI) as calculated by the Bureau of Labor Statistics (BLS).

3. The Hiddenbrooke developer-funded reserv e balance was intended to be spent for improvements. It will now be set aside as a reserve fund based on the original agreement with the City of Vallejo.

4. The Golf Course Property, including the parcel that has the Golf Course Clubhouse situated upon it, is not included within the boundaries of the District and, accordingly, is not subject to assessment by the HMD.

A third majority protest ballot proceeding for the changes described above was conducted. The tabulation of ballots return ed indicated approval, and on July 22, 2003 the Council, by Resolution, approved an Engi neer’s Annual Levy Report that established the maximum assessment rate, formula and boundaries for the District.

In Fiscal Year 2004-2005, the City proposed to annex the Orchards development, at the south end of the original District, in order to provide funding for the operations and maintenance of improvements in this area. A fourth majority protest ballot proceeding for the annexation and maximum assessmen t of $534.88 per Equivalent Dwelling Unit including an annual inflationary adjustment based on the annual percentage change in the CPI. On June 8, 2004 the Council, by Resolution, approved a supplemental Report that annexed the Orchards development and esta blished the maximum assessment rate and formula.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Assessment Process
This Engineer’s Report ("Report") was prepared to establish the budgets for the continued capital improvement and services expenditures that would be funded by the proposed 2025-26 assessments, determine the benefits received from the lighting and landscaping maintenance and improvements by property within the HMD and the method of assessment apportionment to lots and parcel s within the HMD. This Report and the proposed assessments have been made pursuant to the provisions of Chapter 14.30 of the Vallejo Municipal Code, the Landscaping and Lighting Act of 1972, 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 scheduled for June 10, 2025. At this hearing, the Council will consider approval of a reso lution 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.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Plans & Specifications
The work and improvements (the “Improvements”) are proposed to be undertaken by the City of Vallejo Hiddenbrooke Maintenance District and the cost thereof paid from the levy of the annual assessment provide special benefit to Assessor Parcels within the District as defined in the Method of Assessm ent herein. The improvements that may be provided to properties within or adjacent to the District may include any or all of the improvements described under Section 14.30. 100 of the Vallejo M unicipal Code. These improvements include, but are not limited to, the following services:
 Storm water management
 Street system maintenance
 Open space maintenance
 Trail maintenance
 Landscape and appurtenant facilities maintenance
 Tree maintenance
 Geotechnical monitoring and maintenance
 Welcome Center operation and maintenance
 Waterfall maintenance
 Monument maintenance
 Passive park maintenance
Installation, maintenance and servicing of public facilities, and incidental expenses, including but not limited to, street lights, pub lic lighting facilities, landscaping, sprinkler systems, statuary, fountains, other ornament al structures and facilities, landscape corridors, ground cover, shrubs and trees, str eet frontages, drainage systems, fencing, entry monuments, graffiti removal and repainting, and labor, materials, supplies, utilities and equipment, as applicable, for property ow ned and 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.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

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.

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 Assessment District plus Incidental expenses.

The improvements provided through the District are essentially monitoring and maintenance services. The plans and specific ations for the work consist of schematic maps, letters, agreements, conditions, cost estimates and related documents which describe the nature and scope of the moni toring and maintenance activities to be performed. These documents include but are not limited to the following:

1. Map entitled Hiddenbrooke Nature Trail by Phillippi Engineering, Inc. dated March 1997 as amended

2. Agreement dated February 2, 1989 concerning mitigation measures relating to Storm Drainage and Water Supply between Sky Valley Company and the City of Benicia

3. Letter from Greater Vallejo Recreation District (GVRD) to the City of Vallejo dated February 24, 1997 regarding Sky Valley Maintenance Assessment District

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

4. HMD summary of budgets with attachments prepared by the City of Vallejo dated May 19, 1997

5. HMD estimated budget for year 0 to 15 (build out) prepared by the City of Vallejo dated June 1997

6. Landscape maintenance specification for public streets in the HMD

7. Portions of the Hiddenbrooke Specific Plan, as amended, which contains maintenance specifications and criteria

8. Hiddenbrooke Parkway Welcome Center Services Agreement

9. Letter in regard to Solicitor’s Opinion that Hiddenbrooke Golf Course will fund its own landslide repair improvements
The foregoing documents are available for review in the office of the City Engineer and are incorporated herein by reference.

General Definitions
The terms hereinafter set forth have the following meanings in this Report and have been maintained, verbatim from the previous Engineer’s Report:
“Acreage” means the gross acreage of any Assessor’s Parcel of real property in the HMD calculated to two (2) decimal places, without any deduction for any intrusions or limitations of usage, including but not limited to, easements , public or private rights of way, utility installment or parking area improvements. The acreage of each Assessor’s Parcel shall be as determined by the City Engineer. The City Engineer may rely upon a certification or certifications of one or more licensed civil engineers (or such other documentation as the City Engineer deems appropriate in the circum stances) in making the determination as to the acreage of any specific Assessor’s Parcel.

“Assessor’s Parcel” means a lot or parcel shown in an Assessor’s Parcel Map with an assigned Assessor’s Parcel Number (APN).

“Assessor’s Parcel Map” means an official map of the County Assessor of the County of Solano designating parcels by Assessor’s Parcel Number.

“Commercial Property” or “COM” means Developed Property used for commercial or industrial purposes other than property assigned to Land Use Designations SFR, SFV, MFR, MFV, CMV, SPC or EXE. This land use has improvement value according to the Solano County Secured roll. This land use type is assessed at 1.00 EBU per every 3,000 square feet of building square footage or portion thereof.

“Developed Property” means all Assessors’ parcels within the Hiddenbrooke Maintenance Assessment District for which pa rcel data, from the most current Solano

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

County Secured Roll available as of January 1 of the calendar year in which the Report is being prepared, shows improvement value on that property.

“Equivalent Benefit Unit” or “EBU” means a basic measurement unit of benefit. A parcel with the SFR designation consists of one (1) EBU and is the baseline measure of benefit to which all other land use designations are compared within the HMD. EBUs are rounded to two (2) decimal places.

“Exempt Property” or “EXE” is a land use designation that identifies properties that are not assessed and are assigned 0.00 EBU. This land use classification may include, but is not limited to, lots or parcels identified as public streets and other roadways, dedicated public easements, open space areas and rights-of-way including greenbelts and parkways utility rights-of-way, common areas, sliver parcels and bifurcated lots or any other property that cannot be developed, park properties and other publicly owned properties that are part of the District improvements or that have little or no improvement value. These types of parcels are considered to receive incidental or no benefit from the improvements and are therefore exempted from assessment.

“Fiscal Year” is the City’s fiscal year beginning July 1 and ending June 30.

“Golf Course Property” means any property planned under the Specific Plan to be used as a golf course and related or appurtenan t facilities and improvements, including but not limited to a driving range and a clubhouse, which property is not assessed within the HMD.

“HMD” is the abbreviation for Hiddenbrooke Maintenance District.

“Hotel” or “HOT” means a structure or structures including Hotel Rooms and related facilities (including but not limited to restau rants and food service facilities, conference rooms and meeting halls) (i) operated for the accommodation of transient guests and including any hotel as defined in the California Civil Code or (ii) operated as a condominium hotel in accordance with the Specific Area Plan. This land use is assessed

0.15 EBU per Hotel Room on a developed lodging use-related parcel and 0.12 EBU per Hotel Room on an undeveloped, planned lodging use-related parcel.

“Hotel Room” means each individual condominium unit or room within a Hotel designed to provide accommodations for transient guests or other occupants of the Hotel.

“Improvement” means one or any combination of the following: (i) maintenance of regional park land, (ii) maintenance of parks and parkways, (iii) maintenance of open space, (iv) maintenance of streets (v) operation and maintenance of a welcome center (vi) provision of flood control and storm protection services, (vii) related facilities, along with appurtenances and appurtenant work deemed necessary for provision of services and maintenance and (viii) incidental expenses related thereto.

“Multi-Family Residential” or “MFR” means Developed Property and is defined as a fully subdivided and developed residential parcel that has more than one residential unit developed on the property and has improvement value according to the Solano County Secured Roll data. This land use is assessed 0.90 EBU per dwelling unit.

“Parcel” refers to an individual property assigned its own Assessment Number (Assessor’s Parcel Number—APN) by the Solano County Assessor’s Office. The Solano County Auditor/Controller uses Assessment Numbers and specific District Fund Numbers, to identify on the tax roll, properties assessed for special district benefit assessments.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

“Planned Lot” is a land use defined as any property not subdivided with a specific number of proposed residential lots or dwelling units to be developed on the parcel where a final map has been recorded for the parcel.

“Publicly Owned Property” means any land within the Hiddenbrooke Maintenance Assessment District (i) conveyed or irrevocably offered for dedication to a public agency, (ii) which is encumbered by easements for the benefit of public entities or utilities which make impractical utilization of the real property for other than the purpose set forth in the easement.

“Single-Family Residential” or “SFR” means Developed Property and is defined as a fully subdivided and developed attached or detached residential, single-family property site with improvement value according to the Solano County Secured Roll data. This land use is assessed 1.00 EBU per lot or parcel. This is the base value that all other land use types are compared and weighted against (i.e. Equivalent Benefit Unit or EBU.)

“Situs” means the property location address.

“Special Designation Property” or “SPC” is a land use designation factor defining undeveloped property that has more than one type of planned land use associated with it.

A common example of such a property is one in which the property includes planned, unsubdivided single-family residential lots and planned commercial structural development. This land use is assessed at 0.60 EBU per planned SFV lot and 0.60 EBU per 3,000 square feet (or portion thereof) of planned commercial building square footage.

This category also includes undeveloped property that has been subdivided but on which construction has not yet begun.

“Specific Plan” means Hiddenbrooke Specific Plan adopted by the City Council on September 15, 1987 amended September 26, 1995.

“Undeveloped Commercial Property” or “CMV” means Undeveloped Property zoned exclusively for commercial or industrial purposes other than property assigned to Land Use Designations SFR, SFV, MFR, MFV, COM, SPC or EXE. This land use has no improvement value according to the Solano County Secured roll. This land use type is assessed at 1.50 EBU per acre. Parcels less than 1 acre in this category are assigned a minimum of 1.50 EBU. Parcels over 50 acres are assigned a maximum of 75.00 EBU.

“Undeveloped Multi-Family Residential” or “MFV” means Undeveloped Property that is an undeveloped residential, multi-family parcel without improvement value according to the Solano County Secured Roll data an d includes a specific number of proposed dwelling units to be developed on the parcel (defined as a Planned Lot). This land use is assessed 0.60 EBU per proposed dwelling unit.

“Undeveloped Property” means all Assessor’s parcels within the Hiddenbrooke Maintenance Assessment District for which pa rcel data, from the most current Solano County Secured Roll available as of January 1 of the calendar year in which the Report is being prepared, shows no improvement value on that property.

“Undeveloped Single-Family Residential” or “SFV” means Undeveloped Property and is defined as either 1) a fully subdivided yet undeveloped residential, single-family property lot or parcel without improvement value according to the Solano County Secured Roll data or 2) an unsubdivided, undevelope d residential, single-family parcel without improvement value according to the Solano County Secured Roll data which includes a specific number of proposed residential lots or dwelling units to be developed on the parcel

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

(defined as a Planned Lot). This land use is assessed 0.60 EBU per subdivided lot, per proposed residential lot, or per proposed dwelling unit.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Fiscal Year 2025-2026 Estimate of Cost and Budget
Cost Estimates
As defined in the Municipal Code, the cost estimates for the Improvements include the following:
a) The total costs for improvements to be made this fiscal year, being the total cost of constructing or installing all proposed improvements and of maintaining and servicing all existing and proposed improvements, including incidental expenses. This may include an operating reserve, which shall not reasonably exceed the estimated costs of maintenance and servicing to January of the fiscal year, or whenever the City expects to receive its apportionment of special assessments and tax collections from the County, whichever is later. These estimated costs of maintenance and servicing typically include fixed landscape, open space and infrastructure it ems, as well as water, electricity and telephone utility items. The operating reserve fund can also be used to offset any unforeseen expenses during a given fiscal year, including, but not limited to, emergency repairs.
b) The amount of any surplus or deficit in the improvement fund to be carried over from the previous fiscal year
c) The amount of any contributions to be made from sources other than assessments levied pursuant to this part
d) The amount of the annual installment for the fiscal year Specifically, the budget includes, but is not limited to the following items:

Landscape Maintenance Contract – The landsca ping contract is renewed annually and includes Landscape Maintenance, Open Sp ace Management, Trail Maintenance, Tree Maintenance, Irrigation System Repairs, Waterfall Maintenance and Monuments as detailed below. Fiscal Year 2016-2017 the Landscape Maintenance Contract was put out to bid and awarded, as a result the costs for Landscape Maintenance services increased.

Landscape Maintenance - The ornamental landscape of Hiddenbrooke Parkway, Tot-lot on Bennington Drive Park and numerous irrigated landscape areas make up the maintenance component. The park is approximately one acre in size and has a mixture of lawn, paved areas and resting areas. A portion of the park (Parcel I) will remain in a natural state consistent with the mitigation measures for the Hiddenbrooke development.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Open Space Management – Open space mana gement is overseen by the City. Fire prevention is included within the landscape maintenance contract. Adverse soil surface irregularities are repaired and funded by the Developer Deposit Fund. This Fund was a condition of development for any repairs of the open space.

Trail Maintenance – The City manages the trail maintenance service. Trail maintenance is scheduled annually through the maintenance contract.

Tree Maintenance – Tree pruning and care will be performed on a rotating schedule as necessary to keep trees healthy, maintain the urban canopy and avoid unexpected tree limb breakage. An occasional tree replacement is also covered by this budget line but a large number or replacements would be included in the Rehabilitation Reserves budget.

Irrigation Systems Repairs – This budget item provides for the ongoing maintenance and repair of the existing irrigation system to ensure that it is properly functioning at all times.

As the systems age, larger scale preventative replacements and upgrading to systems that provide more efficient use of water may be done.

Waterfall Maintenance Contract - Beginning 2015-16 the waterfall maintenance contract is a part of the landscape maintenance contract.

Monuments – This budget item provides for the ongoing maintenance of monument landscape and irrigation throughout the district.

Salaries and Benefits – Staff time devoted to managing 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 categori es for all Districts. Inspection costs are budgeted directly to the District as Field Inspection based on the historical and projected time spent on the inspection efforts.

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

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

Landscape Rehabilitation & Vandalism — Lands cape Rehabilitation includes landscape projects, which significantly benefit and upgrade HMD. These costs reflect only a proportional share of the entire cost of the project and are noted because of the amount of design, planning, coordination and execution. This budget item represents a cost which has been identified by the city as ab ove normal routine landscape maintenance inspection.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Vandalism - Includes repairs and rehabilitat ion that are generally unforeseen and not normally included in the yearly maintenance co ntract 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.

Utility – Includes the cost of water, electricity, and telephone. Amounts are budgeted based on historical usage and costs, considering published or projected rate increases for Vallejo Water, Vallejo Sanitation and PG&E. Water costs for the HMD include irrigation, the waterfall and the Welcome Center bathroom. Electricity costs include support for the irrigation systems, lights at the entry, Welcome Center lighting, and holiday tree lighting for the olive grove at the entry.

Utility Corridor Maintenance – All wet utilities come through the utility corridor and it is HMD’s emergency exit in the event Highway 80 closed. The utility corridor is maintained by the HMD and includes road surfacing and roadway improvements.

Welcome Center and Miscellaneous Repairs - The Welcome Center Agreement specifies the required expenses to staff the facility with “Greeters” and Security personnel and provide roving patrols as directed by the Hiddenbrooke Property Owners Association (HPOA), which has been charged with directing the activity/operations of the Welcome Center. The Agreement will be annually renewable, subject to the consent of the service provider and the City. An annual allowance is included in the general budget for touch up painting, security camera systems or other items necessary to operations of the Welcome Center. If for any reason the Welcome Center should no longer be funded or desired in the future, the HMD Developer Deposit Fund may be used to cover the cost of removal.

Napa County Street System Maintenance – Approximately ½ mile of the entrance roadway, Hiddenbrooke Parkway, is situated in Napa County. As a condition of the District development, maintenance of this portion of the road will not be undertaken by Napa County. The District can expect to request and receive a high level of street maintenance services, above what the City normally provides under the General Fund.

Storm Water Management – The District was mandated in the Conditions of Approval for runoff emptying into Lake Herman, the emergency back-up reservoir for the City of Benicia. This condition was initiated by the City of Benicia for water quality monitoring services, which is being provided by the Vallejo Sanitation and Flood Control District.

Professional Services – This is the estima ted cost to the Distri ct for the Assessment Engineer to prepare this report and to calculate and submit the assessments to the Solano County Auditor’s office.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

County Administrative Services – This is the amount charged by the County for the cost of processing and collecting the annual levy on the property tax billings and remitting funds to the City of Vallejo. It is based on the total levy.

Administration & Overhead – The cost allocati on of all particular departments and staff of the City, for providing general support, se rvices and operations related to the various districts, enterprises and accounts of the City.

Number of District Parcels: This is the num ber of assessable parcels within a particular district. This number does not include exempt or non-taxable parcels.

District Direct Cost: This is the sum total of the regularly budgeted direct costs for the District. The total direct costs include the budgeted expenses for: Maintenance, Water, Utilities, Vandalism/Natural Damage, and Sp ecial Maintenance/Services. The amount budgeted for Improvements/Rehabilitation reserve is not included in this dollar amount.

Geotechnical Monitoring/Maintenance – As a Condition of Approval the District is required to monitor slope stability. Funds are reserved to monitor slope movement, remove or repair landslides and any condition for which the District should require the services of a geologist or soil engineer. The Hiddenbrooke project was approved with Resolution 87-613 Tentative Map 88-10 (dated 1-19-1988) and Specific Area Plan (dated 1987). These documents require only a determin ation of the adequacy of the landslide repair but do not state to what degree of effort is needed.

Fund Balances
The HMD has its own improvement fund to be accounted for separately from all other City funds. All moneys representing special assessments, installment payments, contributions and annual interest earned and surplus/deficits from prior years’ expenses and revenues are deposited into this fund. The HMD divides the improvement fund into the following four (4) funds: the HMD Deve loper Deposit Fund, the HMD Rehabilitation Fund, the HMD Operating Reserve Fund, and the HMD Undesignated Reserve Fund.

Annual revenues that exceed the cost of a nnual operations will be deposited into the reserve funds to be used for future City Council approved projects and expenditures. City staff is currently working with the Hidd enbrooke HPOA’s HMD Advisory Committee to update the five (5) year Capital/Rehabilitation plan. The City can draw from the Rehabilitation Fund, as part of the improvement fund, only as necessary to cover the District improvements should the Undesignated Reserve Fund or current year budget be insufficient.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

HMD Developer Deposit Fund
The developers of Hiddenbrooke deposi ted $600,000 into the HMD Developer Deposit Fund during the 1999-2000 Fiscal Year for an y remediation work required within the Hiddenbrooke development or the Utility Corridor (UC) between Columbus Parkway and Hiddenbrooke. The fund will ensure the ability of the HMD to repair adverse land movement or impacts to improvements within the broader HMD areas and the Utility Corridor such as: debris flows, landslides, slope re-grading due to erosion or earth movement, Utility Corridor monitoring/maintenance or slope repair, and maintenance or resurfacing of the a/c village trail due to expansive soil.

The Utility Corridor links Hiddenbrooke with St John’s Mine Road and is the responsibility of the Hiddenbrooke development. The corridor has suffered erosive damage due to the annual discharge of precipitation storm wa ter from the Utility Corridor slopes and roadway. The UC lies within the Solano Land Trust Swett Ranch, formerly the PG & E properties and is entitled with a construction and maintenance easement which encumbers the UC. Approximately $168,000 has been spent since 2007 on engineers and consultants to develop a plan to remediate the corridor, but no actual work has been done.

The HMD Developer Deposit Fund balance can and does grow beyond the original $600,000 deposit. This deposit is subject to interest earnings. The City is allowed to invest this deposit in an interest-bearing account and the resulting interest earnings are deposited directly to the HMD Developer Deposit Fund. The approximate interest earnings since the original deposit are represented in the Reserve Fund Information table located on the following pages.

HMD Rehabilitation Fund
The Rehabilitation Fund was originally designated for repairs to the Napa County Road, Debris Flow Cleaning, Slide Re-grading, and maintenance or slope repair of the Utility Corridor Access Road. In FY 2003-2004, the HMD Rehabilitation Fund was designated only for repairs to the Napa County portion of Hiddenbrooke Parkway and the other descriptive items were determined to be available for funding from the HMD Developer Deposit Fund. Beginning with FY 2010-2011, the purpose of the HMD Rehabilitation Fund has been expanded to include the Napa County Road section and all other renovation and rehabilitation to landscape and irrigation sy stems within the HMD; effectively anything that is not in the Open Space areas or Utility Access or Utility Easements in the hillsides.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

The City Public Works Department has established $1 million as the cap for the sum total of the HMD Developer Deposit Fund, adjusted by the percentage increase in the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Statistics (BLS) for the Consolidated Me tropolitan Statistical Area (CMSA) covering San Francisco-Oakland-San Jose. The percentage increase will be from February 1 of the prior year to February 1 of the current year, or similar time period.

The adjusted Developer Deposit Fund cap for Fiscal Year 2024-2025 has been adjusted from $1,896,433 to $1,941,379 (2.37 Percent). In February 2025, this figure was adjusted accordingly to reflect the current percentage change in the Local CPI. According to the City Finance Department, the current total of the HMD Developer Deposit Fund has not reached this cap. The estimated FY 2024- 2025 ending balance for both Funds is $2,869,470, including the $878,098 Developer Deposit Fund and $1,991,372 Rehabilitation Fund.

The percentage change in the Local CPI that was applied to the Funds cap for Fiscal Year 2025-2026 is 2.69 Percent. Therefore, the cap for FY 2025-2026 is $1,993,602. The estimated FY 2025-2026 ending ba lance for both Funds, includi ng interest earnings, is $2,715,386. These figures are presented in the Reserve Fund Information table that follows this section.

HMD Operating Reserve Fund
The HMD Operating Reserve Fund provides for operating expenses through January of the fiscal year or until such time as the City receives its apportionment of special assessments from Solano County, whichever is later. It is also a fund that can be accessed should the District experience unforeseen damages or emergencies to improvements.

Based on City data regarding the District fund balance information, the estimated ending Operating Reserve Fund balance as of June 30, 2025 will be $454,174. The target Operating Reserve Fund balanc e for June 30, 2026 is based on 50% of the total costs or $454,174.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Description 2025-26 Budget
Direct Costs
Landscape, Open Space & Infrastructure
Fixed
Landscape Maintenance Contract $170,267
Salaries & Benefits $159,681
Services & Supplies $18,269
District Upkeep
Capital Improvements $0
Landscape Rehabilitation / Vandalism / Tree Maintenance $80,000 Utility
Water $95,142
Electricity $15,600
Telephone $1,500
Total Lanscape, Open Space & Infrastructure Costs $540,459 Utility Corridor Maintenance
$0
Total Direct Costs $540,459
Indirect Costs
Agreement & Easement Responsibilities
Welcome Center $285,679
Napa County Roadway (Street System) $0
VSFCD Storm Water Management $0
Misc. Repairs to Welcome Center Interior / Exterior $0
Professional Services $4,108
Administration & Overhead $73,820
County Administrative Services $7,210
General Fund Contribution
(Welcome Cntr, Napa Cnty Road, Trail) ($2,928)
Total Indirect Costs $367,889
Total Annual Direct and Indirect Costs $908,348
Reserve Fund Collection
Operating / Rehabilitation Reserve Fund
Annual Collection/(Transfer) ($187,320)
Developer Deposit Fund
Annual Collection/(Transfer) $0
Total Reserve Fund Collection / (Transfer) ($187,321)
Total Balance to Levy $721,027
District Statistics
Total Parcels 1,222
Total Parcels Levied 1,222
Total Equivalent Benefit Units 1,180.00
Proposed Levy per Benefit Unit $611.04
Maximum Levy per Benefit Unit $957.39
Total Assessment $721,027.20
City of Vallejo, Hiddenbrooke Maintenance District
Estimate of Cost

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Description Total
Reserve Funds Information
HMD Developer Deposit Fund
Estimated HMD Developer Deposit Fund Balance as of June 30, 2025 $878,098 Estimated Interest Earnings on Original Developer Deposit (FY25-26) $8,781 Estimated Developer Deposit Fund Collection/(Transfer) (FY24-25) $0 Estimated HMD Developer Deposit Fund Balance as of June 30, 2026 $886,879 HMD Rehabilitation Fund
Estimated HMD Rehabilitation Fund Balance as of June 30, 2025 $1,991,372 Estimated Interest Earnings on Rehabilitation Fund (FY25-26) $24,455 General Fund Contribution (Welcome Center, Trail, Napa County Road) $2,928 Estimated Rehabilitation Fund Collection/(Transfer) (FY 25-26) ($190,248) Estimated HMD Rehabilitation Fund Balance as of June 30, 2026 $1,828,507 Estimated HMD Rehabilitation and Developer Deposit Fund Balance as of June 30, 2026 $2,715,386
HMD Operating Reserve Fund
Estimated HMD Operating Reserve Fund Balance as of July 1, 2025 $454,174 Estimated Operating Reserve Transfer to Developer Deposit Fund (FY 25-26) $0 Estimated Operating Fund Collection/(Transfer) (FY 25-26) $0 Estimated HMD Operating Reserve Fund Balance as of June 30, 2026 $454,174 HMD Undesignated Reserve Fund
Estimated HMD Undesignated Reserve fund Balance as of July 1, 2025 $0 Estimated Undesignated Reserve Collection/(Transfer)
Estimated HMD Undesignated Reserve fund Balance as of June 30, 2026 $0 Estimated Total HMD Reserve Fund Balance as of June 30, 2026 $3,169,560 City of Vallejo
Hiddenbrooke Maintenance District, Reserve Fund Balan ces FY 2025-26

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Method of Apportionment
Method of Apportionment
This section of the Engineer's Report explai ns the special and general benefits to be derived from the installation, maintenance and servicing of Improvements located throughout the District, and the methodology used to apportion the total assessment to properties within the District.

The District consists of all Assessor Parcels within the boundaries of Sky Valley Unit I, Sky Valley Unit II and Orchards development. The parcels include all privately or publicly owned parcels within said boundaries. The method used for apportioning the assessment is based upon the proportional special benefits to be derived by the properties in the District over and above general benefits conferred on real property or to the public at large. The apportionment of special benefit is a two-step process: the first step is to identify the types of special benefit arising from the improvements, and the second step is to allocate the assessments to property based on the estimated relative special benefit for each type of property.

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. With reference to the requirements for assessments, Sectio n 22573 of the Landscaping and Lighting Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in prop ortion to the estimated benefits to be received by each such lot or parcel from the improvements."

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."

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

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 re sidential and commercial use that, in absence of the assessments, would not have been created.

F. Drainage of water and runoff from property in the District.

G. Protection from flooding and st anding water due to the improved drainage systems.

Case law interpreting Proposition 218 provides enhanced 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 indi rect 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 pa rk improvements are a direct advantage 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 . proximity 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 addition to the other special benefits listed above further strengthen the basis of these assessments.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

General versus Special Benefit
In absence of the assessments, the Improvemen ts in the District 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 a ssessments 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 District 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, tr ail systems, drainage facilities, other Improvements and costs incidental to prov iding the Improvements and collecting the Assessments.

Although these Improvements may be available to the general public at large, the permanent public Improvements in the District were specifically designed, located and created to provide additional and improved public resources for the direct advantage of property inside the District, and not the public at large. Other properties that are either outside the District or within the District and not assessed, do not enjoy the unique proximity, access, views and other special benefit factors described previously.

Moreover, the homes in the District would not have been built if the Assessments were not established because an assessment fo r the Improvements was a condition of development approval.

Benefit Finding
In summary, real property located within the boundaries of the District distinctly and directly benefits from closer proximity, access and views of Improvements funded by the Assessments, the creation of developable parcels and the extension of usable land area provided by the assessments. The Improvem ents are specifically designed to serve properties in the District, not other properties or the public at large. The District has been narrowly drawn to include those parcels th at receive a direct advantage from the Improvements. The public at large and other properties outside the District receive only limited benefits from the Improvements because they do not have proximity, good access or views of the Improvements. These are specia l benefits to property in the District in much the same way 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.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Without the Assessments, the public improvements within the District would not be maintained and would turn into brown, unmaintained and unusable 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 District. Most importantly, without the Assessments, the developed properties would not exist, because 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 District 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 ar e of special benefit to the identified benefiting properties located within the District and that the value of the special benefits from such Improvements to pr operty in the District reasonably exceeds the cost of the Assessments for every assessed parcel in the District. (In other words, as required by Proposition 218; the reasonable cost of the proportional special benefit conferred on each parcel reasonably exceeds the cost of the assessments.) Any general benefits to surrounding properties outside of the District, if there were any, are collateral and conferred concomitantly.

The Hiddenbrooke development has a single access/egress from Interstate 80. All of the improvements to be maintained within the development (with the exception of regional trail facilities which is 50% special benefit) have been constructed specifically for the benefit of the properties within the development and the maintenance of these improvements is by definition of special benefit to these properties. The location of a property within the District and its relative benefits from District improvements is addressed in the following:

Utility Corridor – With exception of routine maintenance or repair of the water line or forced main sanitary sewer line by the Water Division or Vallejo Sanitation & Flood Control District, all other appu rtenances within th e Slope Grading, Maintenance and Drainage Easement enclosing the Corridor are the responsibility of the HMD. The Corridor is consid ered the emergency access out of the development should a catastrophic event make Hiddenbrooke Parkway impassible. Any slope monitoring, remedial earthwork for slide repairs, concrete ditch cleaning or repair, storm drains or drop inlets, weed control, erosion control, pavement and roadway maintenance or resurfacing, road settlement, gates or fencing, etc, as identified, within the Sky Valley Offsite Utilities Improvement Plans is the responsibility of the HMD. Amounts budgeted but not spent in any fiscal year will be added to the HMD Rehabilitation Fund balance.

Debris Basins – V.M.C. Chapter 12.40.010 fo r Excavating, Grading and Filling required the elimination of hazards such as mudflows, erosion, flooding, etc. The Basins are designated for the safety of the residents residing in prone areas, should a flow event occur. Basins minimize th e loss of life and property to the Hiddenbrooke residents. The four (4) Basins are identified on the Sky Valley Phase 2 Record Drawing Grading Plans and are the responsibility of the HMD.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Storm Water Management - The monitoring of the lakes is of special benefit to all properties within the HMD. This spec ial benefit is independent of parcel location because all of the properties drain to the lakes.

Napa County Street System Maintenance - The maintenance of approximately ½ mile of the Hiddenbrooke Parkway (entrance roadway) is of special benefit to properties within the HM D because it is the sing le access/egress to the development. No gas tax is appropriated to the City of Vallejo for this section of roadway and the agreement with Napa County provides that Napa County will not pay for the maintenance of this street. Th erefore, the burden of maintaining this street falls upon the HMD. The benefit to the properties within the HMD is the satisfaction of this obligation. That po rtion of Hiddenbrooke Parkway that lies outside of the HMD boundaries and in Napa County is considered a general benefit. This general benefit is estimated to be 25% of the total maintenance costs and the City will make a contribution in the amount necessary to offset this general benefit cost. Amounts budgeted but not spent in any fiscal year will be added to the HMD Rehabilitation Fund balance.

Open Space Maintenance - The maintenance services to be performed on open space include fence repairs, fire access road repairs, erosion control, noxious weed control, sign repairs, fire breaks, ditch cleaning and associated staff costs. These services are of special benefit to the properties within the HMD in as much as they provide for property safety, preserve the natural tranquility and beauty of the Hiddenbrooke environment and provide recreational opportunities such as hiking and walking for the benefit of the residents and employees in the community.

Open space literally surrounds the Hidde nbrooke development and is equally accessible to all properties within the HM D. Whether a property faces or backs up to open space is a matter of personal preference. The benefits of owning property next to open space (views, sere nity, direct access, etc.) are generally offset by the nuisance factors such as litter and increased foot traffic. Maintenance of firebreaks is of equal benefit to properties across the street as to those who back up to open space. The intense heat of wild fires causes them to jump streets as was seen in the Oakland Hills fire of 1991. Thus, the relative location of parcels within the HMD is seen not to impact the relative benefit received by the various properties.

Trail Maintenance - The trail system and trailhead are open and accessible to the general public as well as to the HMD property owners, but trail systems are predominately used by those who live n ear them and theref ore provide special benefits to local property owners. However, based on discussions with East Bay Regional Parks personnel, it has been determined that these trails may be used by residents of HMD and outsiders in equal numbers. Therefore, at present only 50% of the cost of trail maintenance has be en assessed to the properties within the HMD as special benefit. Cost estimates and allocation of special benefit may vary as the trail system and surrounding properties are developed. The reallocation of special benefit will be based on the locati on and extent of the trail system as it relates to the surrounding properties.

Landscape Maintenance - Parkway and neighborhood entrance maintenance services are of equal benefit to all properties within the HMD because all properties access the community via Hiddenbrooke Parkway. Landscaped areas and street trees are distributed throughout the development and provide equal environmental and aesthetic benefits to similar parcels. Although landscape improvements (by virtue of their location), may be visible to surrounding properties or to the public at large, an y benefit to surrounding properties is

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

incidental and cannot be considered a direct and special benefit to those properties. Therefore, it has been dete rmined that the landscape improvements associated with the District and the on going operation and maintenance of those improvements are clearly a direct and sp ecial benefit to properties within the District and provide no measurable general benefit to properties outside the District or to the public at large.

Geotechnical Monitoring & Maintenance - This service is not related to parcel location because areas subject to slides are within the open space parcels. Funds will be accumulated and applied as needed if and when an event occurs. In this sense, the funds are “insurance” for the benefit of all properties independent of location.

Welcome Center - The location of a property within the HMD relative to the Welcome Center is not considered to be a factor in determining special benefit because the Hiddenbrooke development has a single access and egress to and from Interstate 80. The Welcome Center is strategically located at the entrance to the HMD. The Welcome Center is of equal be nefit to all properties. The operation and maintenance of the Welcome Center will provide for a friendly point of access and departure to the HMD. A well-maintained center with a well-trained staff will be a significant asset to the HMD. The greeters and security personnel will provide directions to visitors and will keep a watch out for the safety of residents, businesses and their respective visitors and guests. A well-trained staff will be available to provide reasonable assistan ce to property owners in times of emergency.

However, it is also recognized that the Welcome Center will be of benefit to those members of the public who use the trail system. No specific data regarding the use of the HMD trails by persons from outside the HMD is currently available, but it is reasonable to gauge the use of the trail system by the general public on the size of the staging area. Based on a staging area that will accommodate 25 vehicles an estimated 50 trips per day will be made by the general public. It is estimated that at build out there will be 1,200 EBUs within the HMD. Assuming an ADT (average daily traffic) of 9.55 trips per day per EBU, the development will generate 9,770 vehicle trips per day. Visitors passing through the Welcome Center will generate 50/9,700 or approximately 0.5% of the total ADT. It is reasonable to say that 0.5% of the overall benefit derived from the additional improvements is “General Be nefit”. This benefit is not special to the owners of the HMD and may not be assessed. A contribution by the City in the amount of

0.5% of the total cost of maintaining the Welcome Center will be allocated as general benefit and not assessed to property owners within the HMD.

Passive Park - The location of property within the HMD is not considered to be of consequence in determining special benefit because the park is centrally located and easily accessible to all properties w ithin the HMD. Moreover, the increased benefit of owning property near to the park is generally offset by the nuisance factors such as litter and increased foot traffic that the park generates. A well maintained park is esthetically pleasing. It approves property appearance and will enhance the HMD community image. If the park is not well maintained it will have the opposite effect. The park will provide passive recreational opportunities such as walking and outdoor reading for the enjoyment and benefit of all residents and employees of the HMD.

Waterfall Maintenance - Waterfall maintenance services are of equal benefit to all properties within the HMD because all properties access the community via

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Hiddenbrooke Parkway and have visible access to the waterfall. The waterfall amenity provides equal environmental and aesthetic benefits to all parcels within the HMD.

Although waterfall improvements may be visible to surrounding properties or to the public at large, any benefit to surrounding properties is incidental and cannot be considered a direct and special benefit to those properties. Therefore, it has been determined that the waterfall improvements associated with the District and the ongoing operation and maintenance of those improvements are clearly a direct and special benefit to properties within the District and provide no measurable general benefit to properties outside the District or to the public at large.

Incidental Expenses - The incidental expenses associated with the various maintenance services provided are distributed in proportion to the foregoing and are therefore unrelated to parcel location.

General benefit is identified as that bene fit received by proper ties outside of the District. General benefit cannot be assessed to property within the District boundary. A summary of the general benefit contributions is illustrated in the following table.

Agency Description % of Budgeted Expenditures
City Street System Maintenance 25.0%
GVRD Trail Sys tem 50.0%
City Welcom e Center Cost 0.5%

The original determination of benefits to property and the method of special benefit apportionment to property were developed by Willdan Financial Services when the HMD was reconstructed in fiscal year 2002-2003. The descript ion of benefits and the determination 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 rele vant elements of the fiscal year 2002-2003 Engineer’s Report for the HMD are hereby incorporated by reference.

The maintenance and servicing of these improvements is also partially funded, directly and indirectly from other sources including City of Vallejo, the County of Solano 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. transportation facilities, other infrastructure, etc.) Finally, this funding from other sources more than compensates for general benefits, if any, received by the properties within the assessment districts.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Method of Assessment
The method of apportionment for the District calculates the receipt of special benefit from the respective improvements based on the actual or proposed land use of the parcels within the District. The net amount to be assessed upon parcels within the District is apportioned by a formula and method that fairly distributes the net amount to be assessed among all assessable parcels in proportion to the special benefits to be received by each parcel from the im provements. Additionally, in compliance with Article XIIID Section 4 of the State Constitution each parcel’s assessment does not exceed the reasonable cost of the proportional special benefit conferred to that parcel. The benefit formula used to determine the assessment obligation is therefore based upon both the improvements that benefit the parcels within the District as well as the proposed land use of each property as compared to other parcels that benefit from those specific improvements.

Equivalent Benefit Units
The special benefits received by each parcel within the District and each parcel’s proportional annual assessment is calculat ed on the basis of a formula known as Equivalent Benefit Units. The Equivalent Benefit Unit (EBU) method of apportionment establishes a proportional benefit relationship between the various parcels within the District and the improvements provided by th e District. The EBU assigned to each parcel utilizes a set formula and proportional weightin g factors based on the land use, size and development status of each parcel within th e District compared to other parcels within the District.

Equivalent Benefit Unit Application by Land Use

Developed Residential Land
In order to evaluate the special benefits received by the various types of land, it makes sense to look at the benefits received by reside ntial land because this is by far the largest category. The benefit received by residential land does not vary signific antly, if at all, in direct proportion to lot size. There is no di rect correlation or readily available dwelling density data by residential lot size that illustra te that larger lots su pport an increased (or decreased, for that matter) number of persons per dwelling unit. Therefore, all developed single-family residential lots or parcels receive an equal amount of special benefit from the improvements financed through the HMD and are deemed to receive 1.00 EBU.

All developed multi-family residential par cels are deemed to receive 0.90 EBU per dwelling unit. This is because density per dwelling unit figures for multi-family units in the City of Vallejo are approximately ten percent (10%) less than density figures for single- family homes. According to the Census 2000 data for the City of Vallejo obtained from the Association of Bay Area Governments (ABAG), the average household size of an owner- occupied unit in Vallejo is 2.99 persons. Th e average household size of a renter-occupied unit is 2.76. Assuming that most owner-occupied units are single-family residential homes and most renter-occupied units are multi-family dwelling units, there is an eight percent

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

(8%) difference in densities be tween single family and multi-family dwelling units. For ease of levy administration, the City has decided to round the percentage difference to ten percent (10%). Therefore, the EBU count for developed multi-family dwelling units is 0.90 EBU.

Developed Commercial Property
Commercial property, developed or undeveloped, does receive measurable special benefit from the improvements maintained through this District. Well-maintained improvements add aesthetic value to the property and enhance the desirability of the property, which may attract patrons and prospective buyers. For this District, a commercial or industrial parcel that has an improved commercial or industrial use structure receives 1.00 EBU of special benefit for every 3,000 square feet (or fraction thereof) of improved structure. For undeveloped commercial properties, the special benefit is identified as 0.60 EBU per 3,000 square feet (or fraction thereof) of planned improved structure.

Undeveloped Land
Public improvements within the HMD have been constructed throughout. The maintenance of these public improvements is of special benefit to all of the land in this planned community. Some land will be developed immediately, buildings will be constructed and families will move in. Other land may remain undeveloped, i.e. without buildings, for a number of years. There is a difference between special benefit received by developed and undeveloped land. When land is undeveloped or vacant, the special benefit received is less than that received by a developed parcel (one with a building). This is because only a minimum level of service is necessary in order to save the HMD improvements from degradation and destruction. For example, watering and weed control is necessary for plant survival along the Hiddenbrooke Parkway. Trails must be maintained or they will be lost.

There will be geotechnical costs for slope monitoring with or without development. A minimal effort to maintain open space incl uding trails will be necessary for marketing purposes. Firebreaks, on the other hand, are not necessary until structures are built. This minimum level of maintenance activity will be essential to property owners in order to market (sell) lots. The benefit for undeveloped residential land is considered to be 60 percent of developed single-family residential land. Therefore, undeveloped single-family residential land is considered to receive 0. 60 EBU per planned lot. After buildings are constructed and occupied, increased maintenance services will be required, e.g. increased litter removal, fire protection, trail maintenan ce, pruning, watering and weed abatement.

However, for improvements su ch as the Welcome Center, the benefit to developed and undeveloped lots is the same.

Exempt Property
Public property, which is maintained for the benefit of the properties within the HMD, does not benefit from these services. For exampl e, open space does no t benefit from the maintenance of open space. Sanitary and water pumping stations are for the benefit of the HMD properties. These facilities exist only to service the HMD. If the property does not develop then the facilities will be abandoned. In summary, there are no public agency parcels in the HMD which are perceived to benefit from the improvements.

Public open space does not benefit from the services provided by the HMD and is therefore not assessed. Services performed on the land such as fire abatement are for the protection of the developed private parcels. Open space that is held in public trust may not be transferred or sold for profit and as such do es not appreciate in value due to the HMD improvements. Open space maintenance se rvices are performed because of the development. If there were no development, then minimal maintenance of open space would be required. Any revenue or in-kind services afforded to the open space by grazing leases will be credited to future open space budgets.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

The Vallejo Sanitation and Flood Control District’s sanitary sewer and storm drain facilities and the City’s water system facilities are operated and maintained exclusively for the benefit of the Hiddenbrooke development. They exist only for the benefit of the Hiddenbrooke development and receive no special benefit from the HMD improvements.

The Golf Club Property wa s excluded from the HMD beca use they are responsible contractually for lake monitoring and cleaning, and for slide debris removal, resulting from slides within the open space onto the golf cour se. These services are to be performed by and at the sole discretion of the Golf Co urse Owners. The open space Golf Course properties do not benefit from the HMD improvements and consequently are not assessed.

As such, the Golf Course properties and appurtenant facilities cannot benefit from District funds, maintenance and improvements until su ch time as they are brought within the District by assessing the properties for its appropriate share of District costs.

Public streets, public avenues, public utilities, public lanes, public roads, public drives, public courts, public alleys, all public easements and rights of way do not benefit and have not been assessed. Public parks, greenbelts and parkways and all public school property, other public property, and designated open space are assessed only to the extent that they benefit as discussed above. The benefit r eceived by privately owne d common areas is considered as included in the assessment for the various dwelling units. Common areas have therefore been assigned zero EBUs.

Assessment Range Formula
Any new or increase in assessments require certain noticing and meeting requirements by law. Prior to the passage of Proposition 218, legislative changes in the Brown Act defined the definition of “new or increased assessment” to exclude certain conditions. These conditions included “any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed.” This defi nition and conditions were later confirmed through SB919 (Proposition 218 implementing legislation).

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

Property owner balloting for the proposed District assessment in Fiscal Year 2003-2004 and 2004-2005 for Annexation 1 included the approval of an assessment range formula.

The assessment range formula shall be applied to all future assessments within the District.

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

1. In the Report prepared for ballot proceedings conducted in July 2003, the maximum amount of assessment levied per EBU for Fiscal Year 2003-04 was established at $532.22, with the exact amount to be levied in any gi ven year to be determined by the budget for that year. Beginning in the second fiscal year (Fiscal Year 2004-2005) and each fiscal year thereafter, the Maximum Asse ssment will be recalculated a nnually to adjust for the property owner approved inflation adjustment factor.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

2. The new adjusted Maximum Assessment fo r the year represents the prior year’s Maximum Assessment adjusted by the percenta ge increase in the Consumer Price Index for All Urban Consumers (CPI-U), as distributed by the Bureau of Labor Statistics (BLS) for the Consolidated Metropolitan Statistical Area (CMSA) covering San Francisco- Oakland-San Jose. The percentage increase will be from Feb 1 of the prior year to Feb 1 of the current year, or similar time period that is available when the Report is prepared.

3. The Maximum Assessment is adjusted each year independently from the annual assessment. While the actual amount assessed may fluctuate each year, the maximum will continue to be increased by CPI-U each year to establish the adjusted Maximum Assessment.

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

The Maximum Assessment adjustment is designed to establish a reasonable limit on District assessments. The Maximum Assessment calculated each year does not require or facilitate an increase to the annual assessment and neither does it restrict assessments to the adjustment maximum amount. If the budget and assessments for the fiscal year does not require an increase, or the increase is less than the adjusted Maximum Assessment, then the required budget and assessment may be applied without additional property owner balloting. If the budget and a ssessments calculated requires an increase greater than the adjusted Maximum Assessment then the assessment is considered an increased assessment.

To impose an increased assessment, the City Council must comply with the provisions of Article XIIID Section 4(c) of the California Constitution, which requires a public hearing and certain protest procedures including mailed notice of the public hearing and property owner protest balloting. Property owners through the balloting process must approve the proposed assessment increase. If the proposed assessment is approved, then a new Maximum Assessment is established for the Di strict. If the proposed assessment is not approved, the City Council may not levy an assessment greater than the adjusted Maximum Assessment previously established for the District.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Estimated Benefit Units for Fiscal Year 2025-26
The following table summarizes the Equival ent Benefit Units for the various Land Use designations within HMD for Fiscal Year 2025-26.

EBUs per LAND USE DESIGNATION
Land Use Category
Land Use
Designation
Number of
Parcels
Dwelling Units
(Current &
Proposed)
Building
Sq Ft EBU Factor Total EBU
Single Family Residential SFR 1,113 1,113 N/A 1.00 1,113.00 Undeveloped Single Family
Residential SFV 108 108 N/A 0.60 64.80 Multi Family Residential MFR 0.00 0.00 N/A 0.90 0.00 Undeveloped Multi Family
Residential MFV 0.00 0.00 N/A 0.60 0.00 Commercial Property COM 0.00 0.00 0.00

1.00 EBU per 3,000
building sq ft 0.00
Undeveloped Commercial
Property CMV 0.00 0.00 0.00 0.50 EBU per acre 0.00
Developed Hotel Property HOT 0.00 0.00 N/A

0.15 EBU per
developed room and

0.12 EBU per
undeveloped room 0.00
Special Designation Property SPC 1 1 11,000

0.60 EBU per
proposed lot plus 0.60
EBU per 3,000
building sq ft 2.20

Duration of Assessment
It is proposed that the Assessment be levi ed for fiscal year 1992-93 and continued every year thereafter, so long as the Improvements need to be improved and maintained and the City of Vallejo requires funding from the Assessments for its Improvements in the HMD. As noted previously, the Assessment ca n continue to be levied annually after the City of Vallejo City Council approves an annually updated Engineer’s Report, budget for the Assessment, Improvements to be provided, and other specifics of the Assessment. In addition, the City Council must hold an annual public hearing to continue the Assessment.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Appeals and Interpretation
Any property owner who feels that the assessm ent levied on the subject property is in error as a result of incorrect information be ing used to apply the foregoing method of assessment, may file a written appeal with the Director of Public Works or her or his designee. Any such appeal is limited to correction of an assessment during the then current or, if before July 1, the upcoming fiscal year. Upon the filing of any such appeal, the Director of Public Works or his or her designee will promptly review the appeal and any information provided by the property owner. If the Director of Public Works or her or his designee finds that the assessment sh ould be modified, the appropriate changes shall be made to the assessment roll. If any such changes are approved after the assessment roll has been filed with the County for collection, the Director of Public Works or his or her designee is authorized to refund to the property owner the amount of any approved reduction. Any property owner who disagrees with the decision of the Director of Public Works or her or his designee, may refer their appeal to the City Council of the City of Vallejo and the decision of the City Council of the City of Vallejo shall be final.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Assessment
WHEREAS, the City of Vallejo City Council direct ed the undersigned Engineer of Work to prepare and file a report presenting an estima te of costs, a diagram for the District and an assessment of the estimated costs of the improvements upon all assessable parcels within the District, to which Resolution and the description of the Improvements therein contained, reference is hereby made for further particulars; NOW, THEREFORE, the undersigned, by virtue of the power vested in me under the Act and the order of the City Council of said City of Vallejo, hereby make the following assessment to cover the portion of the estimated cost of the improvements, and the costs and expenses incidental thereto to be paid by the District.

As required by the Act, an Assessment Diagram is hereto attached and made a part hereof showing the exterior boundaries of said District. The distinctive number of each parcel or lot of land in the District is its Assessor Parcel Number appearing on the Assessment Roll.

I do hereby assess and apportion the net amount of the cost and expenses of the improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the District, in accordance with the special benefits to be received by each parcel or lot, from the improvements, and more particularly set forth in the Cost Estimate and Method of Assessment hereto attached and by reference made a part hereof.

The assessment is subject to an annual adju stment tied to the Consumer Price Index-U for the San Francisco Bay Area as of February 1 of each succeeding year (the “CPI”). The maximum authorized assessment rate is equal to the maximum assessment rate approved by property owners fiscal year 2003-2004 adjusted annually by the change in the CPI.

The change in the CPI from February 2024 to February 2025 was 2.69%. Therefore, the maximum authorized assessment rate for fi scal year 2025-2026 is increased by 2.69% which equates to $957.39 per equivalent benefit unit. The estimate of cost and budget in the Engineer’s Report proposes assessmen ts for fiscal year 2025-2026 at the rate of $611.04, which is less than the maximum authorized assessment rate.

The assessment is made upon the parcels or lots of land within the District in proportion to the special benefits to be received by the parcels or lots of land, from the improvements.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as shown on the Assessor's Maps of the County of Solano for the fiscal year 2025- 2026. For a more particular description of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.

I hereby place opposite the Assessor Parcel Number for each parcel or lot within the Assessment Roll, the amount of the assessm ent for the fiscal year 2025-2026 for each parcel or lot of land within the District.

Dated: April 8, 2025

Engineer of Work

By
John W. Bliss, License No. C052091

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Appendix A - 2025-2026 Assessment Roll
An Assessment Roll (a listing of all parcels assessed within the District and the amount of the assessment) will be filed with the City Clerk and is, by reference, made part of this report and is available for public inspection during normal office hours.

Each lot or parcel listed on the Assessment Ro ll is shown and illustrated on the latest County Assessor records and these records are, by reference made part of this report.

These records shall govern for all details concerning the description of the lots or parcels.

City of Vallejo
Hiddenbrooke Maintenance District
Engineer’s Report, FY 2025-2026

Appendix B - Assessment Diagram
The original Assessment Diagram and Annexation map of the Orchards development is on f i l e w i t h t h e C i t y C l e r k a n d , b y r e f e r e n c e , m a d e p a r t o f t h i s R e p o r t . T h e A s s e s s m e n t Diagrams are available for inspection at the Office of the City Clerk, during normal business hours. Reference is hereby made to such Diagrams, and they are incorporated herein by reference.

ACTION ITEM 9.E.

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 SANDPIPER POINT 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 Sandpiper Point Landscape Maintenance District 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 Report for Sandpiper Point LMD. Pursuant to the Landscape and Lighting Act of 1972, the Engineer’s Report has been prepared, which identifies all assessable parcels in the 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 Sandpiper Point Landscape Maintenance District. 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 the district. The Report analyzes the district based on “equivalent benefit units” (EBU), with one EBU being applied to a single-family residence. The proposed FY 2025-2026 budget for this district 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.

In FY 2007-2008, balloting was conducted in accordance with Proposition 218 within the LMD to increase the assessment amounts in order to provide a higher level of service. The property owners in the LMD rejected the proposed increase. This has resulted in a continued reduction in the levels of service that can be provided to the district.

Examples of reduced services in FY 2025-2026 are:

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 SANDPIPER POINT LANDSCAPE MAINTENANCE DISTRICT FOR FISCAL YEAR 2025-2026

• The elimination of tree trimming and view enhancement • The elimination of fencing repairs
• Reduced irrigation service
• Reduction in the frequency of maintenance services
• Postponement of capital improvement projects

The proposed assessments for the LMD comply with the provisions of Proposition 218. The proposed annual assessment for FY 2025-2026 is $141.76 per EBU. This proposed assessment rate is the same assessment rate levied for FY 2024-2025. The total amount of funds to be assessed in FY 2025-2026 is $54,010.56.

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.

The financial health of the LMD has been described in the Engineer’s Report. As noted in this report, required operating reserves will continue to be compromised and service levels reduced as the district has not had an increase to the assessment since its origination in the 1970s. FY 2025-2026 funding is adequate to maintain the current minimal service levels and to sustain the required operating reserves.

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 1972 Sandpiper Point LMD_CAO Stamp

2. Vallejo 1972 Act ER 25-26

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

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 SANDPIPER POINT LANDSCAPE MAINTENANCE DISTRICT 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 Sandpiper Point Landscape Maintenance District (the “District”) 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 District; 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 District 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 connection therewith;