CA, as the date, time, and place for the hearing of protests or objections to the levy of the proposed assessments in connection with the Districts. All interested persons shall be afforded the opportunity to hear and be heard. The City Council shall consider all oral statements and all written protests or communications made or filed by any interested person. Prior to the conclusion of the hearing, any interested person may file a written protest with the City Clerk or, having previously filed a protest, may file a written withdrawal of that protest. A written protest shall state all grounds of objection. A protest by a property owner shall contain a description sufficient to identify the property owned by the signer. Written protests may be delivered in person to the City Clerk or may be mailed to the City Clerk at City Hall, 1201 Civic Center Boulevard, Yuba City, CA 95993. Any written protest that is mailed must be received at City Hall at or prior to 4:30 p.m. on July 21, 2026.
8. The City Clerk shall give notice of the aforesaid date, time, and place of the hearing in accordance with law.
The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 7th day of July, 2026.
AYES:
NOES:
ABSENT:
Marc Boomgaarden, Mayor
ATTEST:
Ciara Wakefield, City Clerk
APPROVED AS TO FORM
COUNSEL FOR YUBA CITY
Shannon L. Chaffin, City Attorney
Aleshire & Wynder, LLP
Attachment(s):
Exhibit A – District Maps
EXHIBIT A
LA ENTRADA WAY
EL VERANO WAY
BUTTE HOUSE RD
BLEVIN RD
QUEENS AVE
VALLEY VIEW DR
CORSICA DR
NADEAN DR
BRADLEY ESTATES DR
VALENCIA ST
LONG ST
PORTOFINO DR
MICHAEL WAY
JAMIE DR
KENNETHWAY
TULY PKWY
TRES PICOS DR
LA BREA WAY
CAPISTRANO ST
PERALTA ST
LAREDO ST
ZAMORA ST
JANICE WAY
EL VERANDA CT
EL SOBRANTE CT
KRISTINA MILLER DR
HEIDI WAY
NICK CT
BETTY CT
AKERS CT
JAYNE CT
RACHEL CT
NORTHFIELD CT
ESPLANADE WAY
ELIZABETH LN
DOMAIN WAY
PATTY DR
EL CERRITO CT
DIJON CT
SHAY WAY
SHARON DR
REBECCA DR
CHLOE CT
WARD CT
GENOA CT
GRANADA WAY
LORRAINE WAY
COLE CT
LIZANNE DR
CASE CT
COBBLESTONE CT
HARTER RD TURIN DR
CALAIS DR
ROLLING ROCK CT
PAULA DR
MANN DR
NORTHFIELD DR
ROMERO ST
NINA WAY
MIA LP
HERBERT CT
LA GRANDE WAY
EL GRAN ERO WAY
EL ENCINO WAY
ELMER AVE
ORO GRANDE ST
ADAMS RD
5J
5J_2
5J_3
5J_11
5J_12
5K_14
5J_14
5K_18
Lighting & Landscape
Maintenance District No. 5
Zones of Benefit
QUEENS AVE
S WALTON AVE
BUTTE HOUSE RD
FRANKLIN AVE
PLUMAS BLVD
PLUMAS ST
RICHLAND RD
LINCOLN RD
GEORGE WASHINGTON BLVD
HARTER PKWY
HOOPER RD
STABLER LN
LIVE OAK BLVD
BRIDGE ST
S GEORGE WASHINGTON BLVD
LINCOLN RD
GARDEN HWY
FRANKLIN RD
PEASE RD
BOGUE RD
N WALTON AVE
BUNCE RD
OHLEYER RD
TIERRA BUENA RD
GRAY AVE
CLARK AVE
Highway 20Highway 99 Highway 99
8 Legend
Maintenance Districts
City Limits
μ
5C_9 5C_7
5J_5
5C_10
5C_10
COLUSA FRONTAGE RD
BR YAN WAY
HOOPER RD
TEJA DR
DAVE PL
JOHN PL
REDDI NG AV E
SARAH CT
SERENA CT
KENNEDY DR V LI LAAVE
FIRENZE CT
EL MARGARITA RD
V AI ROMA WAY
SAN NICCOLO DR
SERENA DR
BRYN MAWR DR
HWY 20
TIERRA BUENA RD
JEFFERSON AVE
MILLER RD
SOMBRA CT
SAN GIMIGNANO DR
MONROE RD
Lighting & Landscape
Maintenance District No.5
Zones of Benefit
QUEENS AVE
SWALTON AVE
CLARK AVE
GRAY AVE
BUTTE HOUSE RD
FRANKLIN AVE
WESTERN PKWY
SUNSWEET BLVD
N WALTON AVE
PLUMAS ST
ROYO RANCHERO RD
RICHLAND RD
LINCOLN RD
GEORGE WASHINGTON BLVD
OHLEYER RD
SHANGHAI BEND RD
HARTER PKWY
THARP RD
HOOPER RD
TIERRA BUENA RD
STABLER LN
RAILROAD AVE
LIVE OAK BLVD
BRIDGE ST
S GEORGE WASHINGTON BLVD
GRAY AVE
LINCOLN RD
CLARK AVE
FRANKLIN RD
PEASE RD
GARDEN HWY
BOGUE RD
Highway
Highway 20
Highway 99 Highway 99
8 Legend
City Limits
Maintenance Districts
µ
MO NR OE R D
JEFFERSON AVE
AMERICANA DR
ROXBURY CT
NANTUCKET CT
TEAL HOLLOW DR
CHRISTIANSEN WAY
PERSHING AVE
BOB CT
LA MANTIA DR
LYLE CT
ROOSEVELT RD
MONROE DR
ALICIA CT
TO RI CT LIBBY LN
ROYO RANCHERO RD
PARIS WAY
JORI CT
STEIDLMAYER WAY
CYNDA LN
JAMES MARSHAL WAY
LYNCHBURG CT
EMMA CT
MARCOS CT
GRANITE DR
CAPE COD CT COUGHLIN CT
KIM WAY
VOGT CT
COLONIAL CT
VAN VLECK ST
JOHN FREEMONT WAY
SAM BRANNAN WAY
HWY 20
RUE DR
HALSEY AVE
MARSHALL AVE
STONEGATE DR
GREENE LN
COLUSA FRONTAGE RD
TULIO ST
YORKTOWN DR
WILL AI MSBURG DR
WESTERN PKWY
TORI LN
WALLACE WAY
DONA WAY
5K_13
5K_9 5K_16
Lighting & Landscape
Maintenance District No. 5
Zones of Benefit
QUEENS AVE
S WALTON AVE
BUTTE HOUSE RD
FRANKLIN AVE
PLUMAS BLVD
PLUMAS ST
RICHLAND RD
LINCOLN RD
GEORGE WASHINGTON BLVD
HARTER PKWY
HOOPER RD
STABLER LN
LIVE OAK BLVD
BRIDGE ST
S GEORGE WASHINGTON BLVD
LINCOLN RD
GARDEN HWY
FRANKLIN RD
PEASE RD
BOGUE RD
N WALTON AVE
BUNCE RD
OHLEYER RD
TIERRA BUENA RD
GRAY AVE
CLARK AVE
Highway 20Highway 99 Highway 99
8 Legend
Maintenance Districts μ City Limits
LIT TLE JOHN RD
CIVCI CENTER BLVD
THARP RD
STA BLER LN
HARTER RD
DEERFIELD DR
DAVIS AVE
MONTE AVE
RYAN DR
HARTER PRKWY
FRANKLIN RD
S WALTON AVE
MANZANI AT WAY
NANTUCKET WAY
BRISTOL WAY
EVERGREEN WAY
JOANN WAY
KLAMATH LN
HOLLY TREE DR
HUNJI DR
ANDROSS AVE
HARDIAL CT
BARRINGTON DR
NEWPORT DR
S HARDING RD
BIRCHWOOD CT
AMARPAL CT
GLENBROOK CT
WOODSIDE DR
LAMBERT CT
JASON CT
ANITA WAY
BANCROFT AVE
REDHAVEN AVE
RAMERIZ
DR
N HARDING RD
TEMPLE WAY
HWY 20
BRIDGE ST
OLIVER DR
ADELINE ST
ZACHARY WAY
WHYLER RD
LASSEN BLVD
POPPY LN
PERIW NKLE LN I
TRAVIS CT
MICHELLE DR
COLLEGE HILL WAY
EMMET WAY
SANTI CT
HARBANS DR
SHAKEWOOD DR
BOWEN CT
KLAMT CT
GURDAS CT
SPIRIT DR
N OLIVER DR
ROSS DR
ALFRED WAY
SIERRA AVE
ANNEKA LN
HAYNE AVE
SUNSWEET BLVD
JES S CI A DR
CAMINO DEL FLORES
BERKSHIRE DR
RAI ESTATESCT
EVEREST CT
PELICAN PL
CARSON DR
WILDFLOWER CIR
COUNTRYSIDE DR
CAMINO DEL ORO
NEIL DR
WOODLEAF DR
N WALTON AVE
MARK THOMAS D R
WILLOWBROOK DR
HARDIAL DR YORKSH RI E WAY
JOY WAY
HETHERINGTON C RI
B R AYTON L P
5H_1
5B_1
5D
5E
5H_3
5K_1
5K_9 5K_5
5K_7
5K_6
5K_2
5K_3
5K_4
5H_8
Lighting & Landscape
Maintenance District No. 5
Zones of Benefit
QUEENS AVE
S WALTON AVE
BUTTE HOUSE RD
FRANKLIN AVE
PLUMAS BLVD
PLUMAS ST
RICHLAND RD
LINCOLN RD
GEORGE WASHINGTON BLVD
HARTER PKWY
HOOPER RD
STABLER LN
LIVE OAK BLVD
BRIDGE ST
S GEORGE WASHINGTON BLVD
LINCOLN RD
GARDEN HWY
FRANKLIN RD
PEASE RD
BOGUE RD
N WALTON AVE
BUNCE RD
OHLEYER RD
TIERRA BUENA RD
GRAY AVE
CLARK AVE
Highway 20
Highway 99 Highway 99
8 Legend
Maintenance Districts μ City Limits
5L
5B_2
5H_2
5J_1
5I_3
5J_13
5J_6
5I_2
5I_1
5C_8
5H_4
5J_4
5J_5
5H_7
5K_17
REAGAN WAY
S WALTON AVE
CHERRY ST
LINCOLN RD
CORTEZ CT
CAMINO CORTEZ
SANBORN RD
DHILLON DR
BUR G AND Y D R
TUSCANY DR
MARJORIE DR
CR EEKW OO D DR
GE RMAINE DR
JODI DR
NISH CT
LE ONA RD CT
BUCHANAN RD
RICHLAND RD
HAMPTON CT
ALLEN CT
THOMAS CT
LA NCA STE R CT
CLAYTON CT
ELI CT
PEBBLE BEACH DR
SA NDPIP E R DR
AUGUSTA LN
CLEO CT
PICO CT
JOHNATHAN CT
PELICAN PL
ALLEN WAY
ANITA WAY
RUTHERF ORD CT
ELDEN CT
WALTRIP CT
ANTHONY WAY
S HARDING RD
ELLIOT DR
RANCHO W AY
MARINA DR
CREST CT
W JOSEPH ST
EL SERENO CT
ELIZABETH CT
NANDCT
SHAYLENE CT
ANNA DR
MASERA CT
EDWIN DR
IDA CT
ESTATES CT
JOHNATHAN DR
MADDEN CT
CRISP DR
ERIC CT
LISA CT
ARROYA GRANDE
NAND DR
PORTOLA VALLEY RD
SESSLER DR
RICHARDS WAY
DEAN DR
MILTON DR
BRIAN DR
MC CUNE AVE
SA NI T ANDREWS DR
INDER LN TRACY DR
GREGORY DR
JOSEPHENE WAY
CREST DR
SPYGLASS DR
BAY DR
PATRICIA DR
THERESA WAY
THOMAS DR
ESTATES DR
MESA VERDE
KRISTIN CT
JOSEPH ST
GLEN WAY
RUSHING ST
MELINDA CT
SUNRISE CT
NELDA CT
MASERA WAY
IDA WAY
LA RAM ADA
BROMLEY AVE
SA NI T JOHN CT
MARTIN CT
PETTY CT
SHEENA CT
MANZANITA WAY
ALICIA DR V ERONICA CT
YOLANDA DR
JORDAN RD
TRIFF WAY
CAROLYN DR
SOFIA DR
KARNAIL CT
SESSLER PL
INEZ CT
STOKER AVE
GIDDA LOOP
EARNHARDT DR
WINGFOOT DR
KEVIN WAY
VIA JACINTO
LOUIS CT
PINEHURST DR
AARON DR
MORGAN WAY
NICOLAS DR
LA RABYN WAY
TORRY PINE DR
CLINT WAY
CHELSEA PL
RAJ CT DONALD CT
KRENTZ LN
GORDON WAY
GRE E NWIC H CIR
HARBOR TOWN DR
W OODRIDGE CT
HAZEL AVE
BAY CT
TANGLEWOOD CT
SMITH RD
PARK VIEW AVE
L TI TLE JOHN RD
JACOB DR
SEQUOIA DR
ROBERT DR
Lighting & Landscape
Maintenance District No. 5
Zones of Benefit
ROYO RANCHERO RD
QUEENS AVE
S WALTON AVE
CLARK AVE
GRAY AVE
BUTTE HOUSE RD
FRANKLIN AVE
WESTERN PKWY
SUNSWEET BLVD
N WALTON AVE
PLUMAS ST
RICHLAND RD
LINCOLN RD
GEORGE WASHINGTON BLVD
OHLEYER RD
SHANGHAI BEND RD
HARTER PKWY
THARP RD
HOOPER RD
TIERRA BUENA RD
STABLER LN
RAILROAD AVE
L VI E OAK BLVD
BRIDGE ST
S GEORGE WASHINGTON BLVD
GRAY AVE
LINCOLN RD
CLARK AVE
FRANKLIN RD
PEASE RD
GARDEN HWY
BOGUE RD
Highway 20Highway 99 Highway 99
Legend
Maintenance Districts
City Limits
COOPER AVE
CU R R IE R W AY
B ST
TABER AVE
PINE WAY
MORLEY AVE
FRANKLIN AVE
CAMPBELL WAY
ELM ST
BRIDGE ST
SPRUCE WAY
BROOKS AVE
PALM AVE
WILLOW WAY
FREDERICK ST
FRUITVALE AVE
LINDEN ST
A ST
HAWTHORNE ST
UNIVERSITY AVE
FLETCHER WAY
PAGE AVE
PARK AVE
ROBINSON AVE
5B_5
Lighting & Landscape
Maintenance District No. 5
Zones of Benefit
QUEENS AVE
S WALTON AVE
BUTTE HOUSE RD
FRANKLIN AVE
PLUMAS BLVD
PLUMAS ST
RICHLAND RD
LINCOLN RD
GEORGE WASHINGTON BLVD
HARTER PKWY
HOOPER RD
STABLER LN
LIVE OAK BLVD
BRIDGE ST
S GEORGE WASHINGTON BLVD
LINCOLN RD
FRANKLIN RD
GAR DEN HWY
PEASE RD
BOGUE RD
N WALTON AVE
BUNCE RD
OHLEYER RD
TIERRA BUENA RD
GRAY AVE
CLARK AVE
Highway 20Highway 99 Highway 99
8 Legend
Maintenance Districts μ City Limits
S BARRETT RD
BUNCE RD
GARDEN HWY
GARDEN HWY
BOGUE RD
BOGUE RD
BR ANDSTATT AVE
RAILROAD AVE
E HILLCREST AVE
HUNN RD
JUDI TH CT
RICHLAND RD
MILES AVE
LINCOLN RD
WINSHIP RD
MOSBURG LP
SINGH'S WAY
WHISTLEWOOD CT
BRENTWOODDR
KILLIN GTON CT
CORNWELL AVE
SAPPHIRE WAY
PERCY AVE
M ILL CREEK WAY
TEESDALE RD
GROVE CT
ALMOND GROVE DR
JOHN TEE DR
MARINER
LOOP
SHANGHAI BEND RD
DEL LAGO
CARIS SA CT
PAYNE CT
KATH LEE N WAY
SOUTHLAND DR
ASHWOOD CT
HAST NI GS CT
PHILLIPS RD
WINSHIP CT
ALD ERWOOD CT
TARA CT
JILL CT
JAN CT
ATLA NTIC CT
EUREKA DR
STON YBR OOK CT
WOODBRIDGE AVE
DORCAS CT
MAGNOLIA DR
SOUTH PARK DR
R IVER OAKS DR
REO DR
MILLFRONT AVE
MARINER WAY
S CLARK AVE
VILLAGE CT
BLACK CT
WAVERLY CT
DEE BEERS CT
HAVEN CT
CAMBRIDGE CT
TULSA CT
BURL CT
MARIPOSA DR
MAIN ST
ROCKY CT
KATHERINE CT
RHINECT
WIN D RIVER CT
GEE BEE WAY
ALBATROSS AVE
SOUTHWIND DR
COLD WATER ST
STILLWATER DR
T MI BER CT
ROYAL RIVER DR
MARIAH DR
ARBOR WAY
BUNC E CT
SAINT JAMES CT
DAKOTA CT
GERALD CT
NEBRASKA DR
TRUCKEECT
FRANQUETTE DR
ORCHARD ST
MEAD OW WALK D R
JEFFREY
DR
ARIZONA
WAY
CANTERBU RY DR
MONTANACT
LAUREL DR
LASK DR
BLUE OAK DR
HOMEWOOD DR CRESCENT CT
LOIS LN
ARI CT
CARMELO WAY
CIRCASSIAN DR
TWINS WAY
PECAN DR
KELSEY CT
LONELY OAK DR
COTTON ROSSER WAY BARON CT
SHADY CT
TWIN RIVERS DR
PEORIA DR
BRANDON ST
TOLEDO ST
ATLAN TIS WAY NEPTUNE DR CRYSTAL CREEK LN
CORBY CT
GALAXY
DR
CALAVERAS CT
TULSA DR
DOLPHIN CT
O AKHOLLOW
MARLIN CT PACIFICA DR
NAUTILUS CT
WINDS O RDR
VOBORIL AVE
RAMONA AVE
DENNIS WAY
ASHLEY WAY
SWIFTCREEKCT
S LA WR EN CE AVE
OAK CT
SMITH RD
CLARO CT
BENTON DR
WH ISPERING OAKS CT
FALLING ROCK CT
SUNWEST DR
MAYET TE CT
CECILY CT
BIG OAKS CT
SHERWOOD DR
NORMANDY CT
TEAL CT
EMERALD DR
TIFFANY WAY
MURRAY CT
SHELBY CT ZEPHYR DR
CRESTMONTCT
WISCO
NS
IN CT
SPRING CREEK CT
WATERBURY CT
EL VALLAS CIR
QUEENSBURY WAY
WOODHURST CT
G
NOTTINGHAM WAY
LENWOOD DR
M E ADOWAVE
JAMES LN
RAPID FALLS DR
HARTLEY WAY
TEESDALE CT
SAM RIDER WAY
JOHN WAYNE DR
MICHIGAN CT
SCOTTENCT
EASTCREST CT
MAYFAIR AVE
MC CALL AVE
MALICK AVE
JESSIE AVE
CAROLINA AVE
DEER CREEK DR
MACKENZIE DR
EDGEWATER WAY
IDAHO WAY
SAVANNAH DR
EPLEY DR
CENTER DR
WINDWARD WAY CLAREMONT WAY
WHITE WATER WAY
COUR T YARD WAY
AT WOOD DR
MISSISSIPPI DR
BIG OAKS
DR
KAREN DR
BELL AVE
STAPLE DR
BURNS DR
HASSETT AVE
JULIE DR
GENEVA AVE
LA CASA AVE
BRIAR LN
SECOND ST
JONES RD
RANDOLPH DR
CRESTMONT AVE
GOLD RIVER DR
HASTING S WAY
STONYBROOK DR
PARK AVE
WILD R VI ER DR
LA GRANDE AVE
BUCKRIVERST
SAMUEL DR
BERNARD DR
STONEWATER DR RAPID WATER WAY
STARLITE LN
ANDREW DR
OREGON WAY
DELONE DR
DRUMMOND DR
SCIROCCO DR
TRADEWIND DR
SOUTHPOINTE DR
COLUMBIA DR
RICKEY
DR
NAURA CT
HILLCREST AVE
MORRISON BEND
HAMSTEADLN
WHITE OAK DR
SHADY LN
HIGHLAND AVE
SLEEPY DR
UTAH
CT
KELLI DR
WH SI PER NI G OAKS DR
TRINITY AVE
PUTMAN AVE
M ADRONE DR
EASTWIND DR
CELESTIAL WAY
MC KEEHAN DR
TUSCAN RD
DORMAN AVE
5A
5F
5B_3
5B_4
5C_1
5C
5C_5
5C_6 5C_4
5C_2
5B
5G
5H_5
Lighting & Landscape
Maintenance District No. 5
Zones of Benefit
QUEENS AVE
S WALTON AVE
BUTTE HOUSE RD
FRANKLIN AVE
PLUMAS BLVD
PLUMAS ST
RICHLAND RD
LINCOLN RD
GEORGE WASHINGTON BLVD
HARTER PKWY
HOOPER RD
STABLER LN
LIVE OAK BLVD
BRIDGE ST
S GEORGE WASHINGTON BLVD
LINCOLN RD
FRANKLIN RD
GAR DEN HWY
PEASE RD
BOGUE RD
N WALTON AVE
BUNCE RD
OHLEYER RD
TIERRA BUENA RD
GRAY AVE
CLARK AVE
Highway 20Highway 99 Highway 99
8 Legend
Maintenance Districts μ City Limits
6A_3
6A_1
6A_2
6B_1
6B_2
6B_3
6B_4
6B_5
6B_6
6B_7
6B_8
6B_9
6B_12 6B_10
6B_13
6B_14
6B_15
6C_1
6B_15
6A_1
RAPID FALL S DR
R EA G A N WA Y
LASK DR
BUNCE RD
DEL LAGO S CLARK AVE
S WALTON AVE
COOPER AVE
BOGUE RD
CHERRY ST
WASHINGTON AVE
WILBUR AVE
PLUMAS ST
LIVE OAK BLVD
N GEORGE WASHINGTON BLVD
RICHLAND RD
GARDEN HWY
HUNN RD
LINCOLN RD
CIVIC CENTER BLVD
BUTTE HOUSE RD
CHURCH ST
C ST
PEASE RD
GRAYAVE
JONES RD
BRIDGE ST
THARP RD
EL MARGARITA RD
SHASTAST
FRANKLIN RD
ALMOND ST
WOODWARD ST
SUNSWEET BLVD
STABLER LN
ORANGE ST
HARTER RD
STAFFORD WAY
CLARK AVE
HWY 20
PERCY AVE
HWY 99
GERMAINE DR
LO R W O O D D R
RAILROAD AVE
SECOND ST
B ST
E HILLCREST AVE
ROCCA WAY
OLIVE ST
BLEV NI RD
QUEENS AVE
RED W OOD W AY
DEERFIELD DR
RANDOLPH DR
CYPRESS DR
MAGNOL AI WAY
JUDY WAY
LAENTRADA WAY
CAM ELIA WAY
FORBES AVE
WILD RIVER DR
M IL E SAVE
FRANQUETTE DR
VAL ENCIA ST
CRES TMONT AVE
B RI M NI GTON DR
P NI E WAY
BU CK NI G HAM DR
MORTON ST
B R EN T W OO D D R
BUTTE VISTA LN
HOOPER RD
CORNWELLAVE
CONSTITUTIO N DR
YO RKTOWN DR
DOROTHY LN
APRIL LN
JODI DR
SER ENA CT
MARKET ST
MIL L C REEK WAY
MONROE DR
S BARRETT RD
TEESDALE RD
AST
C O LU SA FR O NT AG E R D E B O N
MONTE AVE
MESSINA DR
OLEANDE RDR
MARCIAAVE
RYAN DR
HARTER PRKWY
LITTLE JOHN RD
JO H N TE E D R
TULY PKWY
MA RINER LOO P
PONDEROSA CT
E ONSTOTT FRTG RD
FAIRMAN ST
ROMERO ST
MAPLE AVE
CHESTNUT ST
JESSICA DR
HWY 20 RAM P O FF
PARK AVE
PAYNE CT
YOLO ST
FLORA NI DR
KELLEE N DR
W A LNU T S T
DEL PRADA WAY
PH LI L PI S RD
JE FFREY DR
LA BR EA WAY
BUCHANAN RD
NORTHCR OSS ST
NANTUCKET WAY
CAM NI O CORTEZ
CAPISTRANO ST
JI LL C T
PERA LTA ST
ZAM ORA S T
JA N C T
BEU TL ER DR
HAWK CT CARTAGENA DR
MYKONOS CT
STABLER PARK D R
JANICE WAY
HERITAGE DR
WHYLER RD
LOANOR DR
CHASITY WAY
TRES PICOS DR
SYLV AI WAY
AR DEN AVE
MONTCLAIR DR
THOMA S CT
EL VERANO W AY
RAP CWESTDR
PORTOFINO DR
RUTH AVE
PARI SW AY
KLAMATH LN
CAMINO DEL FLORES
NIELSON AVE
FRANKLIN AVE
JAMIE DR
CLEARVI E W DR
EL I C T
PEBBLE BEACH DR
HOLLYTREE DR
ELSOBRANTE CT
JEFFERSON AVE
JOHN DR
HUNJI DR
RONALD WAY
BRUNDY CT
SAM BRAN NAN WAY
AUGUSTA LN
DORCAS CT
NORWICH WAY
KRISTINA M ILL ER DR
CL E OC T
BERK SHI RE DR
PI C O C T
JOHNATHAN CT
S LAWRENCE AVE
ANDROSS AVE
DU K E CT
AYLOR AVE
C O LU S A FR O N T AG E R A M P O N SUTTER ST
ALLEN WAY
MILLER RD
LA GRANDE AVE
MANCHESTER WAY
RIVER OAKS DR
LIBB Y LN
HOWARD DR
COLUSA FRONTAGE RD
SI ENNA WAY
ANTHONY WAY
M ARINER WAY
FIRENZE CT
BARRINGTON DR
NEWPORT DR
TEEGARDEN AVE
FRU ITVAL EAVE
LA ME SA WAY
NICK CT
LAKE DR
CREST DR
HOLMES DR
IRIS WAY
BE T TY C T
R AI E ST A TE S C T
AK ER S CT
TAMARACK DR
RA NC HO W AY
SANTORINI CT
HAC EI NDA CT
SANTA BARBARA WAY
JA YN E C T
REGE NC WY
AY
JONES ST
MAR NI A DR
PLUMAS CT
CR E S T C T
MARIPOSA DR
P L U M C T
AMARPAL CT
CORSICA DR
W JOSEPH ST
EL DORADO LN
EVERESTC T
W O OD H AV E N D R
D O V E C T
EL SER ENOC T
ABBOTT WAY
GREENBRIAR CT
SAMUEL DR
QUALI CT
RA C H EL C T
NORTHF EI LD CT
PORTSM OUTH DR
COR T E Z C T
GEE BEE WAY
A LBATROS S AVE
CAPRI DR
KE YS E R S T
ANNA DR
BERNARD DR
O A KB R O O K D R
E DWINDR
LY N E LL C T
INDUS TRIAL CT
GREENW OOD W AY
F IFT H S T W B S U TT E R ST O FF
PELICAN PL
LESSEY DR
ROYO RANCHERO RD
COY DR
SOUTH W IND DR
KY L I E C T
DEL NORTE AVE
JA S O N C T
SAN NICCOLO DR
AN TI AWAY
ZUPAN WAY
CEMETARY WAY
CENTER ST
KENSINGTON WAY
MARIAH DR
PLUMAS BLVD
ARBOR WAY
CHARLOTTE AVE
LOR RIE WAY
RAPID W ATER WAY
MAD D E N C T
B U N CE CT
MALAGA CT
PEARSALLWAY
SA NI T JAMES CT
BROWN AVE
REEVES AVE
SANBORN RD
OHLEYER RD
WILDFLOW ER CIR
ORCHARD ST
CRISP DR
ER I C C T
DEBBIE LN
ARROYA GRANDE
ESPLANADE WAY
B R IS TOLC T
B RI CHWOOD CT
STARLITE LN
EL ZI ABETH LN
LE X I N G TO N C T
PORTOLA VALLEY RD
SESSLE R DR
ROOSEVELT RD
BO BB Y LN
RICHARDS WAY
JU D I TH C T
DOM A NI WAY
EDEN WAY
ANDREW DR
RICE WAY
GURJ WAY
YOUNGS LN
PE R K I N S W A Y
DEAN DR
SE R E N A D R
HONOR OAK DR
REDHAVEN AVE
VI C TOR IA C T
MILTON DR
LA U R E L D R
TRUE RD
JORI CT
BRIAN DR
TEAKWOOD DR
NORTHGATE DR
MC CUNE AVE
RAMERIZ DR
PA M E L A C T
BIL LIE ANN D R
H O M E WO O D D R
S A I N T A N D R E WS D R
PHEASANT DR
LEWISAVE
SE V I LLA C T
GREENGATE ST
WOODLAND DR
MAIN ST
SA R A H C T
D AV E PL
SANDPIPER DR
JE NN FI ER LN
N HARD NI G RD
DA N A W AY
MANZANITA WAY
MAG NOL IA DR
NI DER LN TRACY DR
OAKVI EW DR
PEACH TREE LN
EM IL Y L N
PALORAAVE
PATTY DR
TWINS WAY
ELLIOT DR
G IL L IL A N D D R
CRESWELL DR
GREGORY DR
GRO USE WAY
JOSEPHENE WAY
W LI L OW CREEK DR
CARMELITA DR
COUNTRYSIDE DR
SPYG LASS D R
BAY DR
C O TT O N R O S S E R W AY
NORTH POINT DR
BAR WICK WAY
LANCAS TER WAY
CYNDALN
GIDDA LOOP
BRADLEY ESTATES DR
DARROUGH DR
DELONE DR
PATRICIA DR
TOYON WAY
NADEAN DR
IMPERIAL WAY
BROOK SIDE CT
OAKWOOD DR
KATHLEEN WAY
LA P A LM A
JE N N I FE R C T
YO R K D R
THERESA WAY
N AN C Y C T
THOMAS DR
SCIROCCO DR
NINA WAY
RICH LN
MICHAEL WAY
MANN DR
WINSLOW DR
GREENH AVEN DR
CAMINO DEL ORO
ROSEW OOD DR
KIMBALL AVE
SOMERSET WAY
PR OVENCE DR
VALLEY VIEW DR
TIMOTHY LN
KENNEDY DR
OLIVER DR
ESTATES DR
MESAVERDE
AD E L I N E S T
ZACHARY WAY
NEPTUNE DR
CAM ELL AI LN
S W A R N C T
WILLOW GLEN DR
NORTHFIELD DR
ROSE LN
DAN EI L DR
KR I S T IN C T
JOSEP H S T
TRADEWINDDR
CU MM IN GS C T
G LE N WA Y
MEADOW AVE
CURR EI R WAY
RUSHING ST
SIERRA VISTA DR
M E LI N D A C T
QUAIL POINTE DR
SO UTHPOI NTE DR
FREDERICK ST
BA YWO OD CT
MOORE AVE
SH E R M AN C T
WHITNEY DR
GALAXYDR
MO NTEREYAVE
SU N R I S E C T
UPLAND DR
CA L AV E R AS C T
WOODLEAF D R
BEEC HWOO D ST
N EL D A C T
N PALORA AVE
NEILDR
E T A BE R AV E
WOODBRIDGE AVE CENTRAL AVE
LO R E T TA C T
N WALTON AVE
LASSEN BLVD
OAK HOLLOW
BRYN MAWR DR
MALTA DR
KILEYAVE
RIO VISTA
BA P T I ST LN
H EI K E N WA Y
DORMA N AVE
S HARDING RD
IDA WAY
N A UT IL U S C T
BROMLEY AVE
WINDSOR DR
FREMONT WAY
M IA L P
VOBORIL AVE
ELM ST
G IB S O N AV E
M A R TI N C T
PETTY CT
HUNT ST
GRANT WAY
PEPPERWOOD DR
FRAN CT
AS H L E Y W AY
D EN N I S WA Y
DERAE CT
MC RAE WAY
SH E E N A C T
S I N D U S TR I A L D R
BR Y A N W A Y
RI C KEY DR
SPIVAAVE
BE N N E T T W AY
SU TTER ST HW Y 20 WB O FF
CA R L OTT A WA Y
LA MANTIA DR
HAWTHORNE ST
SA MU E L JA MES CT
R O WE AV E
UNIVERSITY AVE
COL IN CT
CHR SI TIFER L N
C AN D A C E C T
KE N D A L L C T
AL CI AI DR
ROB NI SON AVE
H ER B E R T C T
BALCT
DIJO N CT
KE L TO N W AY
PO PP Y LN
MAL KIT CT
PE R I W IN K L E L N
SL O S S A V E
SA T O R I W AY
CLARO CT
SH AY WAY
B E NT O ND R
V ER O N I CA C T
LYLE CT
YOLANDA DR
DEBBIE WAY
C ED A R WA Y
LIND EN ST
WILL OWBROOK DR
GARY DR
RANDY W AY
JORDAN RD
M CI H CT
TRAVIS C T
MAD SI ON RD
LEEANNE AVE
S U N W E S T D R
CLA RI E CT
M AY E T T E C T
CECILY CT
FL E TCH E R W A Y
MICHELLE DR
ASPEN DR
ALEMAR WAY
TRIFF WAY
SHERWOOD DR
WH I T E O A K D R
N O R M A N D Y C T
LIL AC WAY
COU R T H OU SE WA Y
MARBL E CT
FO R E S TV IE W D R
GRANITE DR
BOYD ST
TE AL CT
PEBBL E CT
W E ST W O O D D R
WO O D C R E S T W A Y
M O S S WO O D D R
TI M B E R W O O D D R
SO FIADR
KAR NA LI CT
BR I G H T O N WA Y
HARDIAL DR
WILWICK WAY
CLYDE WAY
M AT T H E W D R
SLE EPY DR
SE SSL ER PL
MUR RAY C T
D O LO R E S D R
C EN T U R Y PA R K D R
ZEPHYR DR
YO R KS H I R E WA Y
SKYLINE DR
INEZ CT
C R E S T M O N TC T
VI C T
BI G O AKS DR
C AR L I S LE WA Y
C O LL E G E H I L L WA Y
M C C O LL U M A VE
TH O M P SO N A V E
LA G R A N D E W A Y
N O R TH W O O D S D R
EM M ET WAY
GENOA CT
CHLOE CT
FORES TW OOD DR
SA I N T F R A N C I S W AY
STO KER AVE
C O M M E R C I A L D R
VON GE LDE RN WAY
FO RREST LN
MEHAR CT
RAVI CT
VINEAVE
SUKH DR
Q U E EN S B U R Y WA Y
EA R N H A R D T D R
KING AVE
AINSLEYAVE
WO O D H U R S T C T
BU E N A VI S T A D R
PABLA CT
HARBANS DR
EM ERSO N ST
VA LLEY CT
WI N G F O O T D R
ALTURAS ST
HIGHLAND AVE
ROCKHOLT WAY
COATS DR
N O TT I N G H A M WA Y
KEVI N WAY
FIPPI NS AVE
GLENW OODDR
LOUISEAVE
TIERRA BUENA RD
VI A JA C I N TO
G R A N AD A WA Y
EONS TOT TF R ON TA G E RD
LOUIS CT
SH A K E W O O D D R
PINEHURSTDR
TEJA DR
BOWEN CT
JAMES LN
MORLEY AVE
SOMBRA CT
CAMD EN WAY
KLAMT CT
HARTL EY WAY
WILKIE WAY
JOY WAY
ELLIS WAY
ROSALIND AVE
W ONSTOTT FRTG RD
LYNN WAY
AARON DR
MO RGAN WAY
NICOLAS DR
TEESDALE CT
DONA WAY
POOLE BLVD
TORRY P NI E DR
SA N G I M I G N A N O D R
LO U E LL A L N
MAJORCA DR
CL NI T WAY
MCKINLEY RD
EV E R G R E E N WA Y
PARC EASTDR
W ONSTOTT FRONTAGE RD
RIDGEW AY
OJI WAY
E L G R A N E R O W A Y
C AR O LE I G H WA Y
KIRA CT
TO W N S Q U A R E
MILLER ST
SAM RI DER WAY
JOHN WAYN E DR
C H ELSEA PL
CARRIAG E SQ
OHLSON ST
MEADOWLARK WAY
DONALD CT
DOWNIE ST
SCOTT ST
CARROLL ST
LOR RAINE WAY
COLE CT
BR A N D Y WI N E D R
WILSON AVE
TOLEDO ST
LIZANNE DR
GURDAS CT
CASE CT
MELAN EI LN
SCO TTEN CT
STARR DR
LYNNWO OD D R
NORTH RIDGE DR
HILLVIEW DR
COBBL ESTO NE CT
KEAN AVE
OXFORD CT
STONEY DR
EASTCREST CT
TURI N DR
CALAIS DR
BUTTE BEND LN
MAYFAIR AVE
ROL LIN G RO CK CT
BANDY WAY
RAJ CT
GRAYSTO NE CT
MCCALL AVE
MALICKAVE
JESSIE AVE
DEL AMO DR
TABER AVE
KRENTZ LN
CAROL INA AVE
HOL LYAVE
JEWELL AVE
PRINCESS ST
N OLIVE R DR
CAMPBEL L WAY
S
B
P
R
R
O
U
O
CE WAY
KSAVE
PAGE AV E
PAL M AVE
PLAZA WAY
BR ANDSTATTAVE
WILLOW WAY
GORDON WAY
HUNTER WAY
E L E N C I N O W A Y
KELLIDR
HETH ER NI G TO N CI R
BE CKY LN
LYNCHBUR G DR
SAVANNAH DR
LAMONW AY
MELBA ST
G R EE N W IC H CI R
HARBOR TOWN DR
EPLEY DR
ELMER AVE
C E NTER D R
N L AWREN CE AV E
WOODRIDGE CT
WIND W ARD W AY
WHITE WATER W AY
CHANDLER WAY
MICHIGAN ST
COURTYARD WAY
WOO DWOR TH AVE
STO NEGATE D R
ATWOOD DR
LA RAM ADA
HAZEL AVE
SPENCER LN
TRINITY AVE
BAY CT
SHARON DR
MAYFLOWER WAY
LA CIENEGA WAY
KARENDR
BELL AVE
HARKEY WAY
TANGLEWOOD CT
STE VEN WAY
ALFRED WAY
SIERRA AVE
BURNS DR
SEAGULL DR
FRANCIS WAY
RED BUD LN
AZALEA WAY
KNIGHTS ROW
BIRD ST
C TI RUS DR
HASSETT AVE
JULIE DR
GENEVAAVE
N BARRETT RD
WENDEL L WAY
DUST DIN
R
STE WART WAY
ANNEKA LN
PUTMAN AVE
V ILLA VIS TA AV E
LA CASA AVE
MADRON E D R
INDUSTRIAL DR
BUTTE AVE
CLINTON ST
SUPP RD
JACOB DR
SEQUOIA DR
EASTWIND DR
VERNON AVE
BANCROFTAVE
BRIAR LN
BEYMER LOOP
REBECCA DR
QUEENS AVE SB 99ON
FIFTH ST
MIR A DA CIR
WILDER AVE
GEAR
RI YC
99 SB QUEENSAVE OFF
ART DR
DELMONTE AVE
QUE ENS AVE 99 NB ON
ANNETTE WAY
99NB QUEE NSAVE OFF
HEATHER D R
ECKHART RD
WINSHIP RD
FRUITRIDGE RD
MONROE RD
ROBERTDR
CASITA DR CASA LOMA WAY
LA COLINA LN
WILLIAMS WAY
MC MULLEN AVE
REGENT L OOP
HAYNE AVE
MELTON DR
KENNY DR
O NSTOTT FRTG RD
ROSEMARY LN
FIFTH ST BRIDGE STWB OFF
DELLE DR
HILLCREST AVE
V ETE RA N S M EM O R
D L AI R
ADAMS RD
CASSIDYAVE
ORO GRANDE ST
KIMBERLY DR
PARK VIE W AVE
YOUNG RD
MC KE EHAN DR
VILLAAVE
HELEN AVE
SPIRIT DR
GABRIEL AVE
REDDING AVE
S GEORGE WASH NI GTON BLVD
S TAB LE R
L N
P ER C Y
A VE
Lighting & Landscape
Maintenance District No.6
Zones of Benefit
QUEENS AVE
SWALTON AVE
CLARK AVE
GRAY AVE
BUTTE HOUSE RD
FRANKLIN AVE
WESTERN PKWY
SUNSWEET BLVD
N WALTON AVE
PLUMAS ST
ROYO RANCHERO RD
RICHLAND RD
LINCOLN RD
GEORGE WASHINGTON BLVD
OHLEYER RD
SHANGHAI BEND RD
HARTER PKWY
THARP RD
HOOPER RD
TIERRA BUENA RD
STABLER LN
RAILROAD AVE
LIVE OAK BLVD
BRIDGE ST
S GEORGE WASHINGTON BLVD
GRAY AVE
LINCOLN RD
CLARK AVE
FRANKLIN RD
PEASE RD
GARDEN HWY
BOGUE RD
Highway
Highway 20
Highway 99 Highway 99
8 Legend
City Limits
Maintenance Districts
µ
ATTACHMENT 3
DISTRICT 5-6 PROPOSED ASSESSMENTS
District Zone of Benefit
FY 2026-27
Proposed Levy
Rate ($)
Change From
Previous Year ($)
Maximum
Levy Rate
Allowed ($)
A $271.78 $14.06 $271.78
B $91.22 $2.12 $91.23
C_1-9 $176.14 $1.14 $196.97
C_10 $127.58 $12.58 $127.59
D $243.76 $9.90 $270.47
E $111.70 $2.60 $111.70
F $192.96 $8.18 $219.77
G $68.70 $1.60 $68.71
H_1-8 $44.14 $1.02 $44.15
H_9 $97.44 $2.28 $97.44
I $92.58 $2.16 $92.58
J $186.94 $19.54 $248.06
K 1-17 $311.56 $14.82 $350.97
K_18 $311.56 $14.82 $463.07
5 L $163.58 $8.48 $163.59
A_1 $193.93 $63.99 $378.32
A_2 $193.93 $63.99 $378.32
A_3 $194.12 $64.18 $378.32
B_1 $608.30 $14.18 $608.30
B_2 $558.92 $13.02 $558.93
B_3 $384.50 $8.96 $384.50
B_4 $2,029.28 $47.30 $2,029.29
B_5 $0.00 $0.00 $579.80
B_6 $111.80 $2.62 $111.80
B_7 $111.80 $2.62 $111.80
B_8 $255.62 $5.96 $255.62
B_9 $506.06 $11.80 $506.07
B_10 $167.32 $3.90 $167.33
B_12 $192.84 $4.50 $192.85
B_13 $175.12 $4.08 $175.13
B_14 $197.88 $4.62 $197.88
B_15 $65.96 $1.54 $65.96
6 C_1 $97.04 ($508.22) $619.71
ATTACHMENT 4
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 1 of 23
City of Yuba City
Lighting and Landscape
Maintenance District No. 5
Zones of Benefit A - L
2026/2027 ENGINEER’S ANNUAL LEVY REPORT
Initiation Meeting: June 2, 2026
Intent Meeting: July 7, 2026
Public Hearing: July 21, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com
ENGINEER'S REPORT AFFIDAVIT
City of Yuba City
Sutter County, State of California
Yuba City Lighting and Landscape Maintenance District No. 5 This Report describes the District including the improvements, budgets, parcels and assessments to be levied for Fiscal Year 2026/2027, as they existed at the time of the passage of the Resolution of Intention. Reference is hereby made to the Sutter County Assessor’s maps for a detailed description of the lines and dimensions of parcels within the District.
The undersigned respectfully submits the enclosed Report as directed by the City Council.
Dated this ____________ day of ______________, 2026.
Willdan Financial Services
Assessment Engineer
By: ________________________________
Tony Thrasher
Principal Consultant
District Administration Services
By: ________________________________
Tyrone Peter
PE # C 81888
Willdan Financial Services Page i
TABLE OF CONTENTS
I. OVERVIEW 1
A. INTRODUCTION 1
B. COMPLIANCE WITH CURRENT LEGISLATION 2
II. PLANS AND SPECIFICATIONS 3
A. DESCRIPTION OF THE DISTRICT 3
B. DESCRIPTION OF THE IMPROVEMENTS 4
III. METHOD OF APPORTIONMENT 6
A. GENERAL 6
B. BENEFIT ANALYSIS 7
C. ASSESSMENT METHODOLOGY 10
D. ASSESSMENT RANGE FORMULA 10
IV. DISTRICT BUDGET FY 2026/2027 12
APPENDIX A - DISTRICT BOUNDARY MAPS 14
APPENDIX B - 2026/2027 ASSESSMENT ROLL 23
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 1 of 23 I. OVERVIEW
A. INTRODUCTION
The City of Yuba City (“City”) annually levies and collects special assessments in order to maintain and service landscape improvements that provide special benefit to the Yuba City Lighting and Landscape Maintenance District (“District”).
The District is annually levied pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). The District assessments were approved by the property owners of record through a protest ballot proceeding at the time the District was formed in compliance with the substantive and procedural requirements of the California Constitution Article XIIID (“Article XIIID”).
This Engineer’s Annual Levy Report (“Report”) has been prepared in accordance with the provisions of Chapter 3, Section 22622 of the 1972 Act. This Report describes the District, the improvements therein, any annexations or other modifications to the District including any substantial changes to the improvements, the method of apportionment, the boundaries of the District, and financial information including the district budgets and proposed annual assessments for Fiscal Year 2026/2027. The proposed assessments are based on the historic and estimated costs to maintain the improvements that provide a direct and special benefit to properties within the District. The costs of improvements and the annual levy including all expenditures, deficits, surpluses, revenues, and reserves are assessed to each parcel within the District proportionate to the parcel’s special benefits.
For the purposes of this Report, the word “parcel” refers to an individual property assigned its own Assessor Parcel Number (“APN”) by the County of Sutter (“County”) Assessor’s Office. The County Auditor/Controller uses APNs and specific fund numbers to identify properties assessed for special district benefit assessments on the tax roll.
Pursuant to Chapter 3, beginning with Section 22620 of the 1972 Act, the City Council shall conduct a noticed annual public hearing to consider all public comments and written protests regarding the District. Following the annual public hearing and review of the Report, the City Council may order amendments to the Report or confirm the Report as submitted. Following final approval of the Report and confirmation of the assessments contained therein, the City Council will by resolution: order the improvements to be made and confirm the levy and collection of assessments pursuant to Chapter 4, Article 1, beginning with Section 22640 of the 1972 Act. The assessment rate and method of apportionment described in this Report as approved or modified by the City Council defines the assessments to be applied to each parcel within the District for Fiscal Year 2026/2027.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 2 of 23 The assessments as approved will be submitted to the County Auditor/Controller to be included on the property tax roll for each parcel within the District. If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the current fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment and assessment rate contained in this Report as approved by the City Council.
B. COMPLIANCE WITH CURRENT LEGISLATION
On November 6, 1996, California voters approved Proposition 218 by a margin of
56.5% to 43.5%. All assessments described in this Report and approved by the City Council are prepared in accordance with the Act and are in compliance with the provisions of the California Constitution Article XIIID (Proposition 218).
Pursuant to the California Constitution Article XIIID Section 5, certain existing assessments are exempt from the substantive and procedural requirements of Article XIIID Section 4 and property owner balloting for the assessments is not required until such time that the assessments are increased. Specifically, the City determined that all improvements and the annual assessments originally established for the District were part of the conditions of property development and approved by the original property owner (developer). As such, pursuant to Article XIIID Section 5(b), all the property owners approved the existing District assessments at the time the assessments were created (originally imposed pursuant to a 100% landowner petition). Therefore, the pre-existing assessment amounts are exempt from the procedural requirements Article XIIID Section 4.
The District has been formed pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code.
Pursuant to the Act, an annual Public Hearing is conducted by the City Council to accept property owner and public comments, to review the Engineer’s Annual Levy Report prior to approving the annual assessments to be levied on the County tax rolls. The assessments described in this Report have been prepared in accordance with the Act.
The City affirms that the assessments contained in this report were imposed in accordance with a consent and waiver by 100% of the property owners as part of the original development approval for the properties within the District. Therefore, the City has determined that pursuant to Article XIIID Section 5(b) the maximum assessment previously approved and levied for this District prior to the passage of Proposition 218 are considered exempt, provided the assessments are not increased above these previously approved maximum assessment rates.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 3 of 23 The proposed annual levy of assessments for fiscal year commencing July 1, 2026 and ending June 30, 2027 (Fiscal Year 2026/2027) as described in this Report have been prepared and made pursuant to the provisions of the 1972 Act and are consistent with the assessments previously approved and adopted by the City Council. The assessments described herein for Fiscal Year 2026/2027 do not exceed the maximum assessment rates authorized and are therefore in compliance with the provisions of the California Constitution Article XIIID.
II. PLANS AND SPECIFICATIONS
A. DESCRIPTION OF THE DISTRICT
The District is comprised of twelve distinct zones within the City, as shown on the Assessment Diagrams on file with the City Clerk, each receiving different levels of benefit from the District improvements. The primary distinction between zones of benefit in the same subdivision is whether or not the zone lots or parcels are in close enough proximity to receive special benefit from street trees.
The Zone of Benefit A (“Zone A”) is comprised of 32 assessable lots located in South Park Village. The Zone of Benefit B (“Zone B”) is comprised of 350 assessable lots located in South Park Village, Rai Estates, Sutter Cottages, Phillips Estates, Garden Gate Estates and Fletcher Place. The Zone of Benefit C (“Zone C”) is comprised of 766 assessable lots located in Wheeler Estates, Graystone Manor, Hillcrest Courtyard, Onstott Estates, Walnut Glen Units 1 & 2, Almond Grove Units 1, 2 & 3, Diamond Pointe, Bay Drive Estates 2, Siena and Siena Estates West, Hooper Ranch Estates Phase 2 and Henson Ranch, Phase
1. The Zone of Benefit D (“Zone D”) is comprised of 62 assessable lots located in Walton Station. The Zone of Benefit E (“Zone E”) is comprised of 2 assessable lots located in Walton Station. The Zone of Benefit F (“Zone F”) is comprised of 23 assessable lots located in Park Vista. The Zone of Benefit G (“Zone G”) is comprised of 14 assessable lots located in Park Vista. The Zone of Benefit H (“Zone H”) is comprised of 151 assessable lots located in Phalla Estates, Daytona Estates, Hetherington Place, Hampton Court, Sanborn Parcel Map, New Haven Apartments and Faith Court Subdivision. The Zone of Benefit I (“Zone I”) is comprised of 237 assessable lots located in Masera Ranch Subdivision No. 2, and Shankar Village. The Zone of Benefit J (“Zone J”) is comprised of 448 assessable lots located in Sutter Butte Estates, Units 1 & 2, North/South Butte Village, Signature Estates, Summerhill Estates, East Sanborn Estates, Inglerock Estates, Westbrook, Rollingrock Estates, Westside Estates, Karnegis Estates 2 and Hooper Ranch Estates 1. The Zone of Benefit K (“Zone K”) is comprised of 1,348 assessable lots located in Hunji Village 1 & 2, Franklin Road Estates, Canterbury Estates 2, 3 & 4, Teal Hollow 1, Domain Estates, Temple Village, Del Monte Ranch, Bridge Street, Canterbury and North Canterbury Estates, Walnut Park, River Valley, North Canterbury Estates 2, Valencia Estates, Dunn Ranch
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 4 of 23 Estates, Unit 1 and Domain Estates, Unit 3. The Zone of Benefit L (“Zone L”) is comprised of 27 assessable lots located in Richland Ranch.
B. DESCRIPTION OF THE IMPROVEMENTS
The Lighting and Landscaping design standard, for all new subdivisions in the district, for each zone of benefit is as follows:
Zone A & B improvements include the ongoing maintenance and servicing of eight (8) 70-watt street lights, and the wall and landscape strip along Bogue Road. In addition, the Zone A parcels have front footage on streets with street trees and therefore provide for the maintenance of 63 interior street trees.
Zone C improvements include the ongoing maintenance and servicing of five (5) 70-watt street lights, two (2) 100-watt street lights, three (3) 35-watt street lights and 78 street trees. Also funded by Zone C is the maintenance and servicing to landscaping strips, planters, and irrigation systems, street end barricades and associated chain link fencing, detention ponds and associated slide gates, and any related appurtenances for the foregoing items.
Zone D and E improvements include the ongoing maintenance and servicing of fifteen (15) 70-watt street lights, two (2) 100-watt street lights, and the wall and landscape strip along Walton Avenue. In addition, the Zone D parcels have front footage on streets with street trees and therefore provide for the maintenance of 102 interior street trees.
Zone F and G improvements include the ongoing maintenance and servicing of eight (8) 70-watt street lights, and one (1) 100-watt street light. In addition, the Zone F parcels have front footage on streets with street trees and therefore provide for the maintenance of 36 interior street trees.
Zone H improvements include the ongoing maintenance and servicing of seven (7) 70-watt street lights.
Zone I improvements include the ongoing maintenance and servicing of thirtyseven (37) 70-watt street lights, one (1) 100-watt street light, twelve (12) trees and the wall and landscape strip along Lincoln Road.
Zone J improvements include the ongoing maintenance and servicing of twenty (20) 70-watt street lights, two (2) 100-watt street lights and 172 street trees.
Zone K improvements include the ongoing maintenance and servicing of fortyseven (47) 70-watt street lights, four (4) 100-watt street lights, 334 street trees, the wall and landscape strip along Franklin and Harding Road and Tuly Parkway, and the landscape strips and planters along Elmer Road. Also funded by Zone K is the maintenance and replacement of barricades and associated chain link fencing.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 5 of 23 Zone L improvements include the ongoing maintenance and servicing of nine (9) 100-watt street lights, the landscape entrance to Richland Ranch, and the wall and landscape strip for Richland Ranch.
Provisions of the 1972 Act
As generally defined, the improvements and the associated assessments for any District formed pursuant to the 1972 Act may include one or any combination of the following:
1) The installation or planting of landscaping.
2) The installation or construction of statuary, fountains, and other ornamental structures and facilities.
3) The installation or construction of public lighting facilities, including, but not limited to streetlights and traffic signals.
4) The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof; including but not limited to, grading, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities. 5) The installation of park or recreational improvements including, but not limited to the following:
a) Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage. b) Lights, playground equipment, play courts and public restrooms. 6) The maintenance or servicing, or both, of any of the foregoing including the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including, but not limited to:
a) Repair, removal, or replacement of all or any part of any improvements.
b) Grading, clearing, removal of debris, the installation, repair or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
c) Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury.
d) The removal of trimmings, rubbish, debris, and other solid waste. e) The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 6 of 23 f) Electric current or energy, gas, or other agent for the lighting or operation of any other improvements.
g) Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements. 7) The acquisition of land for park, recreational or open-space purposes, or the acquisition of any existing improvement otherwise authorized by the 1972 Act.
8) Incidental expenses associated with the improvements including, but not limited to:
a) The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment.
b) The costs of printing, advertising, and the publishing, posting and mailing of notices.
c) Compensation payable to the County for collection of assessments. d) Compensation of any engineer or attorney employed to render services.
e) Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements.
f) Costs associated with any elections held for the approval of a new or increased assessment.
III. METHOD OF APPORTIONMENT
A. GENERAL
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements which include the construction, maintenance and servicing of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements.”
The formula used for calculating assessments in the District therefore reflects the composition of the parcels, and the improvements and services provided, to fairly apportion the costs based on estimated benefit to each parcel.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 7 of 23 In addition, pursuant to Article XIIID Section 4, a parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel and provides that only special benefits are assessable and the District must separate the general benefits from the special benefits.
B. BENEFIT ANALYSIS
Each of the improvements and the associated costs has been carefully reviewed and the corresponding assessments have been proportionately spread to each parcel based on special benefits received from the improvements. The installation of the improvements was part of the conditions of property development. The property owners approved the corresponding assessments for the ongoing maintenance and servicing of the improvements through a property owner protest ballot.
Special Benefits — The method of apportionment (assessment methodology) is based on the premise that each of the assessed parcels within the District receives benefit from the improvements maintained and financed by annual assessments. Specifically, the assessments are for the maintenance of local street lighting and landscape improvements installed as part of the original development. The desirability and security of properties within the District are enhanced by the presence of street lighting and well-maintained landscaping in close proximity to those properties.
The special benefits associated with the local landscaping improvements are specifically:
Enhanced desirability of properties through association with the improvements.
Improved aesthetic appeal of properties within the Zones providing a positive representation of the area.
Enhanced adaptation of the urban environment within the natural environment from adequate green space and landscaping.
Environmental enhancement through improved erosion resistance, and dust and debris control.
Increased sense of pride in ownership of property within the District resulting from well-maintained improvements associated with the properties.
Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti. Enhanced environmental quality of the parcels within the Zones by moderating temperatures, providing oxygenation and attenuating noise.
The special benefits of street lighting are the convenience, safety, and security of property, improvements, and goods. Specifically:
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 8 of 23 Enhanced deterrence of crime and to aid police protection. Increased nighttime safety on roads and highways.
Improved ability of pedestrians and motorists to see. Improved ingress and egress to property.
Reduced vandalism and other criminal acts and damage to improvements or property.
Improved traffic circulation and reduced nighttime accidents and personal property loss.
Increased promotion of business during nighttime hours in the case of commercial properties.
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District.
General Benefits - the improvements to be provided and maintained by the District are a direct result of property development within the District and would otherwise not be required or necessary. Developers typically install local improvements to enhance the marketability and value of properties within the development and/or as conditions of development. In either case, the improvements are clearly installed for the benefit of the properties being developed and not for the benefit of surrounding properties outside the District boundaries. Although local development improvements (by virtue of their location) may be visible to surrounding properties, any benefit to surrounding properties is incidental and cannot be considered a direct and special benefit. Furthermore, most developments within the City typically have various landscaping and lighting improvements specifically associated with their development and these improvements are funded by properties within those developments.
At the time of formation of the Assessment District, the majority of the benefit was special, and there was a small general benefit. The engineer of record between Fiscal Year 2012/2013 and Fiscal Year 2015/2016, further quantified this small general benefit.
The specific language from the Fiscal Year 2015/2016 Engineer’s Report used to describe General Benefit is as follows:
The maintenance and servicing of these improvements is also partially refunded, directly and indirectly from other sources including Yuba City, Sutter 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, streets, drainage systems, etc.) This funding from other sources more
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 9 of 23 than compensates for general benefits, if any, received by the properties within the Assessment District.
The General Benefits from this assessment 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
Extention of recreation area 2 10% 0.2
Proximity to improved parks and recreation facilities 2 10% 0.2 Access to improved parks, open space and rec areas 2 10% 0.2 Improved views 2 10% 0.2
Improved nighttime visibility and safety from streetlights 2 20% 0.4 Totals 100 1.2
Total Calculated General Benefit 1.2%
As a result, Yuba City will contribute at least 1.2% of the total budget from sources other than the assessment. This contribution offsets any general benefits from the Assessment Services.
This general benefit contribution is the sum of the following components:
Yuba City owns, maintains, rehabilitates and replaces curb and gutter along the border of the Assessment District 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 towards general benefit from the maintenance, rehabilitation and replacement of the curb and gutter is conservatively estimated to be 1%.
Yuba City owns and maintains a storm drainage system along the border of the Assessment District improvements. This system serves to prevent flooding and associated damage to the improvements, and manage urban runoff including local pollutants loading from the improvements. The contribution from the City towards general benefit from the maintenance, and operation of the local storm drainage system is conservatively estimated to be 1%.
Yuba City owns and maintains local public streets along the border of the Assessment District improvements. These public streets provide access to the improvements for its enjoyment as well as efficient maintenance. The contribution from the City towards general benefit from the maintenance of local public streets is conservatively estimated to be 1%.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 10 of 23 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%.
Therefore, the total General Benefit is conservatively quantified at 1.2%, which is more than offset by the total non-assessment contribution towards general benefit of 28%. (1)
C. ASSESSMENT METHODOLOGY
For each of the zones of benefit, the level of special benefit received by each parcel in the zone is considered to be equal. Therefore, the estimated annual costs of the improvements for each zone of benefit are determined separately and are apportioned equally to all parcels, developed or undeveloped, within each zone of benefit.
D. ASSESSMENT RANGE FORMULA
Any new or increase in assessments require certain noticing and meeting requirements by law. Prior to the passage of Proposition 218, legislative changes in the Brown Act defined the definition of “new or increased assessment” to exclude certain conditions. These conditions included “any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed.” This definition and conditions were later confirmed through SB919 (Proposition 218 implementation statutes).
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.
Generally, if the proposed annual assessment (levy per unit or rate) for the current fiscal year is less than or equal to the “Maximum Assessment” (or “Adjusted Maximum Assessment”), then the proposed annual assessment is not considered an increased assessment. The Maximum Assessment is equal to the initial Assessment approved by property owners adjusted annually by the following criteria:
1) Each fiscal year, the Maximum Assessment will be recalculated. 2) The new adjusted Maximum Assessment for the year represents the prior year’s Maximum Assessment adjusted by the percentage change from the previous year to the current year based on the “All Urban Consumers” Consumer Price Index, US City Average (CPI), as compiled by the United (1) SCI Consulting Group (September 2015). City of Yuba City Landscape Maintenance Assessment District No. 5 Engineer’s Report, Fiscal Year 2015/2016. pgs 22-25.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 11 of 23 States Department of Labor Statistics. Effective Fiscal Year 2017/2018, the CPI month for annual adjustment has changed to January. 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 and in any given year, the assessment may be applied at the Maximum Assessment.
The Maximum Assessment is adjusted annually and is calculated independently of the District’s annual budget and proposed annual assessment. Any proposed annual assessment (rate per equivalent dwelling unit) less than or equal to this Maximum Assessment is not considered an increased assessment, even if the proposed assessment is greater than the assessment applied in the prior fiscal year. The City Council may reduce or freeze the Maximum Assessment at any time by amending the Engineer’s Annual Report.
Although the Maximum Assessment will normally increase each year, the actual District assessments may remain virtually unchanged. The Maximum Assessment adjustment is designed to establish a reasonable limit on District assessments. The Maximum Assessment calculated each year does not require or facilitate an increase to the annual assessment and neither does it restrict assessments to the adjustment maximum amount. If the budget and assessments for the fiscal year does not require an increase, or the increase is less than the adjusted Maximum Assessment, then the required budget and assessment may be applied without additional property owner balloting. If the budget and assessments calculated requires an increase greater than the adjusted Maximum Assessment, then the assessment is considered an increased assessment. To impose an increased assessment, the City Council must comply with the provisions of Article 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 District. If the proposed assessment is not approved, the City Council may not levy an assessment greater than the adjusted Maximum Assessment previously established for the District.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 12 of 23 IV. DISTRICT BUDGET FY 2026/2027
The following provides the proposed budget and associated increased maximum assessment commencing in Fiscal Year 2026/2027. This budget includes the City’s estimate of anticipated expenditures, deficits, surpluses, revenues, and reserve fund balances associated with providing appropriate and adequate annual maintenance and operation of the improvements associated with each zone. The resulting maximum assessment rate established for each zone is based on the budget information presented herein and shall be used to calculate each parcel’s proportional assessment obligation in accordance with the method of apportionment outlined in this Report.
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 13 of 23 Zone 5C_10 Zone 5H_9
DIRECT COSTS
Heat/Power Utility $0.00 $247.52 $106.03 $19.12 $156.41 $5.05 $0.00 $0.00 $0.00 $0.00 $245.78 $0.00 $532.39 $1,790.57 $71.84 $0.00 $2,642.32 Street Lights Power Utility 378.11 4,028.96 35,210.03 6,347.57 45.64 1.47 208.09 126.66 2,048.82 27.50 1,571.21 8,084.10 53,671.09 16,968.99 680.85 500.00 76,228.01 Advertising 2.85 31.16 48.95 8.82 5.52 0.18 2.05 1.25 11.07 0.15 21.10 37.48 136.56 124.96 5.01 2.40 302.94 Spec O&M Weed Abatement 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 9,373.89 376.11 0.00 9,750.00 Spec O&M Landscape 14,500.00 11,350.00 33,890.34 6,109.66 9,687.50 275.00 0.00 0.00 0.00 0.00 20,000.00 50,000.00 119,962.50 249,970.33 10,029.67 2,275.00 408,087.50 Water Utility 0.00 1,264.49 1,174.45 211.73 346.00 11.16 0.00 0.00 0.00 0.00 1,390.38 829.95 3,963.68 35,868.92 1,439.19 695.07 43,231.34 Streets Maintenance 50.00 100.00 8,472.58 1,527.42 2,000.00 10.00 20.00 15.00 98.68 1.32 200.00 225.00 12,570.00 24,035.61 964.39 50.00 37,770.00 Electrical Maintenance 25.00 125.00 105.91 19.09 125.00 125.00 125.00 125.00 123.34 1.66 125.00 125.00 1,000.00 120.18 4.82 25.00 1,300.00 LMD Lights 1,053.00 4,740.00 16,062.64 2,895.73 1,404.32 117.03 702.16 468.11 3,464.31 46.50 3,861.89 14,394.32 43,417.00 39,942.37 1,602.63 319.00 91,074.00 City Parks Labor 0.00 3,567.00 22,698.96 4,092.11 1,489.56 0.00 0.00 0.00 0.00 0.00 4,049.08 15,441.05 47,770.75 54,581.02 2,189.98 0.00 108,108.75 Direct Costs Subtotal $16,008.96 $25,454.12 $117,769.89 $21,231.24 $15,259.95 $544.88 $1,057.30 $736.02 $5,746.22 $77.13 $31,464.44 $89,136.90 $283,023.97 $432,776.83 $17,364.50 $3,866.47 $778,494.86 ADMINISTRATION COSTS City Administration Costs $512.00 $5,598.00 $8,795.78 $1,585.68 $991.76 $31.99 $367.91 $223.95 $1,988.81 $26.70 $3,791.07 $6,734.35 $24,538.00 $15,443.36 $619.64 $432.00 $47,143.00 Willdan Financial Services Administration Fees 33.25 363.64 571.30 102.99 64.42 2.08 23.90 14.55 141.48 1.90 246.24 451.95 1,620.79 1,224.64 49.14 28.05 3,319.51 County Administration Fee 9.60 105.00 194.70 35.10 18.60 0.60 6.90 4.20 44.70 0.60 71.10 134.40 510.90 388.80 15.60 8.10 1,038.00 Miscellaneous Administration Expenses 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Administrative Costs Subtotal $554.85 $6,066.64 $9,561.78 $1,723.77 $1,074.77 $34.67 $398.71 $242.69 $2,174.99 $29.19 $4,108.41 $7,320.70 $26,669.69 $17,056.80 $684.38 $468.15 $51,500.51 LEVY BREAKDOWN Total Direct and Admin. Costs $16,563.81 $31,520.76 $127,331.67 $22,955.02 $16,334.73 $579.56 $1,456.00 $978.71 $7,921.21 $106.32 $35,572.85 $96,457.60 $309,693.66 $449,833.63 $18,048.88 $4,334.62 $829,995.37 Operating Reserve Collection 0.00 753.48 0.00 0.00 0.00 0.00 3,044.00 20.88 0.00 93.04 0.00 0.00 3,157.92 0.00 0.00 82.31 3,993.70 Capital Reserve Collection 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Levy Breakdown Subtotal $16,563.81 $32,274.24 $127,331.67 $22,955.02 $16,334.73 $579.56 $4,500.00 $999.59 $7,921.21 $199.37 $35,572.85 $96,457.60 $312,851.58 $449,833.63 $18,048.88 $4,416.93 $833,989.07
LEVY ADJUSTMENTS
Operating Reserve Contribution ($7,158.97) $0.00 ($11,530.55) ($7,761.00) ($1,054.73) ($350.78) $0.00 $0.00 ($831.94) $0.00 ($12,994.10) ($11,570.55) ($46,093.65) (45,350.92) ($1,819.64) $0.00 ($100,423.17) Capital Reserve Contribution 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Additional City Contribution 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Estimated Interest Earnings (707.88) (343.74) (1,478.58) (266.55) (166.72) (5.38) (61.85) (37.65) (334.32) (4.49) (637.28) (1,132.05) (4,124.86) (684.50) (27.46) 0.00 (5,888.44) Rounding Adjustment 0.00 (3.50) (7.68) (0.60) (0.16) 0.00 (0.07) (0.14) (1.53) 0.00 0.00 (5.88) (16.06) (16.46) (0.66) (0.27) (36.95) Levy Adjustments Subtotal ($7,866.85) ($347.24) ($13,016.81) ($8,028.15) ($1,221.60) ($356.16) ($61.92) ($37.79) ($1,167.79) ($4.49) ($13,631.39) ($12,708.48) ($50,234.57) ($46,051.87) ($1,847.76) ($0.27) ($106,348.56) BALANCE TO LEVY $8,696.96 $31,927.00 $114,314.86 $14,926.86 $15,113.12 $223.40 $4,438.08 $961.80 $6,753.42 $194.88 $21,941.46 $83,749.12 $262,617.01 $403,781.76 $16,201.12 $4,416.66 $727,640.50
OPERATING RESERVE
Estimated Balance at June 30, 2026 $10,552.43 ($3,138.71) $62,033.44 $11,183.22 $6,994.50 $225.63 $2,594.74 $1,579.40 $14,026.36 $188.27 $26,737.06 $47,494.94 $173,057.58 $128,719.20 $5,164.66 $86.23 $314,441.39 FY2026/2027 Collection/(Contribution) (7,158.97) 753.48 (11,530.55) (7,761.00) (1,054.73) (350.78) 3,044.00 20.88 (831.94) 93.04 (12,994.10) (11,570.55) (42,935.73) (47,170.55) (1,737.33) 82.31 (98,166.80) Transfer from Capital Improvement Reserve 5,000.00 3,000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 8,000.00 Estimated Balance at June 30, 2027 $8,393.46 $614.77 $50,502.89 $3,422.22 $5,939.78 ($125.15) $5,638.73 $1,600.28 $13,194.42 $281.32 $13,742.95 $35,924.39 $130,121.85 $81,548.65 $3,427.33 $168.54 $224,274.59
CAPITAL IMPROVEMENT RESERVE
Estimated Balance at June 30, 2026 $30,000.00 $3,000.00 $17,922.78 $3,231.07 $2,020.86 $65.19 $749.67 $456.32 $4,052.51 $54.40 $7,724.90 $13,722.29 $50,000.00 $0.00 $0.00 $0.00 $83,000.00 FY2026/2027 Collection/(Contribution) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Transfer to Operating Reserve (5,000.00) (3,000.00) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 (8,000.00) Estimated Balance at June 30, 2027 $25,000.00 $0.00 $17,922.78 $3,231.07 $2,020.86 $65.19 $749.67 $456.32 $4,052.51 $54.40 $7,724.90 $13,722.29 $50,000.00 $0.00 $0.00 $0.00 $75,000.00
DISTRICT STATISTICS
Total Parcels 32 350 649 117 62 2 23 14 149 2 237 448 1,703 1,296 52 27 3,460 Total Parcels Levied 32 350 649 117 62 2 23 14 149 2 237 448 1,703 1,296 52 27 3,460 Total EBU 32.00 350.00 649.00 117.00 62.00 2.00 23.00 14.00 153.00 2.00 237.00 448.00 1,707.00 1,296.00 52.00 27.00 3,464.00 Levy per EBU (2026/2027) $271.78 $91.22 $176.14 $127.58 $243.76 $111.70 $192.96 $68.70 $44.14 $97.44 $92.58 $186.94 $311.56 $311.56 $163.58 Maximum Levy per EBU - 2025/2026 $265.44 $89.11 $192.38 $124.61 $264.17 $109.10 $214.65 $67.11 $43.12 $95.17 $90.42 $242.28 $342.79 $452.28 $159.77 CPI Increase per EBU (2.38%) $6.34 $2.12 $4.59 $2.98 $6.30 $2.60 $5.12 $1.60 $1.03 $2.27 $2.16 $5.78 $8.18 $10.79 $3.82 Maximum Levy per EBU - 2026/2027 $271.78 $91.23 $196.97 $127.59 $270.47 $111.70 $219.77 $68.71 $44.15 $97.44 $92.58 $248.06 $350.97 $463.07 $163.59 Maximum Levy Amount - 2026/2027 $8,696.96 $31,930.50 $127,833.53 $14,928.03 $16,769.14 $223.40 $5,054.71 $961.94 $6,754.95 $194.88 $21,941.46 $111,130.88 $305,792.92 $454,857.12 $24,079.64 $4,416.93 $829,774.07 Zone 5A Zone 5B Zone 5L Zone 5E Zone 5K_1-17 Zone 5F Zone 5G Zone 5K_18 Zone 5H_1-8 Total Total
BUDGET ITEM Zone 5C_1-9 Zone 5D Zone 5I Zone 5J Zone 5C-5J
2026/2027 Lighting and Landscape Maintenance District No. 5 Page 14 of 23 Appendix A - DISTRICT BOUNDARY MAPS
The original assessment diagrams and tract maps for the District were previously approved and submitted to the City in the format required by the 1972 Act. These diagrams are on file in the Office of the City Clerk and by reference are made part of this Report.
The following are reproductions of the County Assessor’s Parcel Map associated with each subdivision and Zone.
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2026/2027 Lighting and Landscape Maintenance District No. 5 Page 23 of 23 Appendix B - 2026/2027 ASSESSMENT ROLL
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Sutter County Assessor's map for the year in which this Report is prepared.
A listing of parcels assessed within this District, along with the assessment amounts, is included on the following pages. If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the current fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County Auditor/Controller. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment and assessment rate approved in this Report. Therefore, if a single parcel has changed to multiple parcels, the assessment amount applied to each of the new parcels shall be recalculated and applied according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment.
Non-assessable lots or parcels include areas of public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas and rights-of-ways including public greenbelts and parkways; utility rightsof-ways; common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has specific development restrictions. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.
Lighting and Landscape Maintenance District No. 6 Page 1 of 17
City of Yuba City
Lighting and Landscape
Maintenance District No. 6
(Zones of Benefit A_1, A_2 & A_3
and
Zones of Benefit B_1, B_2, B_3, B_4, B_5, B_6, B_7, B_8, B_9, B_10, B_12, B_13, B_14, B_15
and
Zone of Benefit C_1)
2026/2027 ENGINEER’S ANNUAL LEVY REPORT
Initiation Meeting: June 2, 2026
Intent Meeting: July 7, 2026
Public Hearing: July 21, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com
ENGINEER'S REPORT AFFIDAVIT
City of Yuba City
Sutter County, State of California
Yuba City Lighting and Landscape Maintenance District No. 6 This Report describes the District including the improvements, budgets, parcels and assessments to be levied for Fiscal Year 2026/2027, as they existed at the time of the passage of the Resolution of Intention. Reference is hereby made to the Sutter County Assessor’s maps for a detailed description of the lines and dimensions of parcels within the District.
The undersigned respectfully submits the enclosed Report as directed by the City Council.
Dated this ____________ day of ______________, 2026.
Willdan Financial Services
Assessment Engineer
By: ________________________________
Tony Thrasher
Principal Consultant
District Administration Services
By: ________________________________
Tyrone Peter
PE # C 81888
TABLE OF CONTENTS
I. OVERVIEW 1
A. INTRODUCTION 1
B. COMPLIANCE WITH CURRENT LEGISLATION 2
II. PLANS AND SPECIFICATIONS 3
A. DESCRIPTION OF THE DISTRICT 3
B. DESCRIPTION OF THE IMPROVEMENTS 5
III. METHOD OF APPORTIONMENT 7
A. BENEFIT ANALYSIS 7
B. ASSESSMENT METHODOLOGY 11
C. ASSESSMENT RANGE FORMULA 11
IV. DISTRICT BUDGET FY 2026/2027 13
APPENDIX A - DISTRICT BOUNDARY MAPS 15
APPENDIX B - 2026/2027 ASSESSMENT ROLL 17
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 1 of 17 I. OVERVIEW
A. INTRODUCTION
The City of Yuba City (“City”) annually levies and collects special assessments in order to maintain the lighting and landscape areas adjacent to the subdivisions in the zones of benefit as shown on the assessment diagrams for the Yuba City Lighting and Landscape Maintenance District No. 6 (“District”) on file with the City Clerk. The District is annually levied pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”). The District assessments were approved by the property owners of record through a protest ballot proceeding at the time the District was formed in compliance with the substantive and procedural requirements of the California Constitution Article XIIID (“Article XIIID”).
This Engineer’s Annual Levy Report (“Report”) has been prepared in accordance with the provisions of Chapter 3, Section 22622 of the 1972 Act. This Report describes the District, the improvements therein, any annexations or other modifications to the District including any substantial changes to the improvements, the method of apportionment, the boundaries of the District, and financial information including the district budgets and proposed annual assessments for Fiscal Year 2026/2027. The proposed assessments are based on the historic and estimated costs to maintain the improvements that provide a direct and special benefit to properties within the District. The costs of improvements and the annual levy including all expenditures, deficits, surpluses, revenues, and reserves are assessed to each parcel within the District proportionate to the parcel’s special benefits.
For the purposes of this Report, the word “parcel” refers to an individual property assigned its own Assessor Parcel Number (“APN”) by the County of Sutter (“County”) Assessor’s Office. The County Auditor/Controller uses APNs and specific fund numbers to identify properties assessed for special district benefit assessments on the tax roll.
Pursuant to Chapter 3, beginning with Section 22620 of the 1972 Act, the City Council shall conduct a noticed annual public hearing to consider all public comments and written protests regarding the District. Following the annual public hearing and review of the Report, the City Council may order amendments to the Report or confirm the Report as submitted. Following final approval of the Report and confirmation of the assessments contained therein, the City Council will by resolution: order the improvements to be made and confirm the levy and collection of assessments pursuant to Chapter 4, Article 1, beginning with Section 22640 of the 1972 Act. The assessment rate and method of apportionment described in this Report as approved or modified by the City Council defines the assessments to be applied to each parcel within the District for Fiscal Year 2026/2027.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 2 of 17 The assessments as approved will be submitted to the County Auditor/Controller to be included on the property tax roll for each parcel within the District. If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the current fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment and assessment rate contained in this Report as approved by the City Council.
B. COMPLIANCE WITH CURRENT LEGISLATION
On November 6, 1996, California voters approved Proposition 218 by a margin of
56.5% to 43.5%. All assessments described in this Report and approved by the City Council are prepared in accordance with the Act and are in compliance with the provisions of the California Constitution Article XIIID (Proposition 218).
Pursuant to the California Constitution Article XIIID Section 5, certain existing assessments are exempt from the substantive and procedural requirements of Article XIIID Section 4 and property owner balloting for the assessments is not required until such time that the assessments are increased. Specifically, the City determined that all improvements and the annual assessments originally established for the District were part of the conditions of property development and approved by the original property owner (developer). As such, pursuant to Article XIIID Section 5(b), all the property owners approved the existing District assessments at the time the assessments were created (originally imposed pursuant to a 100% landowner petition). Therefore, the pre-existing assessment amounts are exempt from the procedural requirements Article XIIID Section 4.
The District has been formed pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code. Pursuant to the Act, an annual Public Hearing is conducted by the City Council to accept property owner and public comments, to review the Engineer’s Annual Levy Report prior to approving the annual assessments to be levied on the County tax rolls.
The assessments described in this Report have been prepared in accordance with the Act.
The City affirms that the assessments contained in this report were imposed in accordance with a consent and waiver by 100% of the property owners as part of the original development approval for the properties within the District. Therefore, the City has determined that pursuant to Article XIIID Section 5(b) the maximum assessment previously approved and levied for this District prior to the passage of Proposition 218 are considered exempt, provided the assessments are not increased above these previously approved maximum assessment rates.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 3 of 17 The proposed annual levy of assessments for fiscal year commencing July 1, 2026 and ending June 30, 2027 (Fiscal Year 2026/2027) as described in this Report have been prepared and made pursuant to the provisions of the 1972 Act and are consistent with the assessments previously approved and adopted by the City Council. The assessments described herein for Fiscal Year 2026/2027 do not exceed the maximum assessment rates authorized and are therefore in compliance with the provisions of the California Constitution Article XIIID.
II. PLANS AND SPECIFICATIONS
A. DESCRIPTION OF THE DISTRICT
The District is comprised of twenty-one (21) distinct zones within the City, as shown on the Assessment Diagrams on file with the City clerk.
The Zone of Benefit A_1 (“Zone A_1”) is comprised of eleven (11) parcels, approximately 26.50 acres. Located in the River Valley and Spirit Drive Commercial areas. The Zone of Benefit A_2 (“Zone A_2”) is comprised of eight (8) parcels, approximately 18.30 acres. It is located in the Sunsweet Boulevard Area.
The Zone of Benefit A_3 (“Zone A_3”) is comprised of one hundred seventy-five (175) parcels, approximately 164.96 acres. Zone A_3 is known as the Harter Specific Plan Located south of Butte House Road between Ruth Ave and Tharp Road.
The Zone of Benefit B_1 (“Zone B_1”) is comprised of eight (8) parcels located on Tharp Road and Butte House Road. The Zone of Benefit B_2 (“Zone B_2”) is comprised of two (2) parcels with the current address of 1410 Whyler Road. The Zone of Benefit B_3 (“Zone B_3”) is comprised of four (4) parcels located on Lincoln Road and Walton Avenue.
On December 7, 2010, Zone of Benefit B_4 (“Zone B_4”) was annexed into the District to provide funding for the operation and maintenance of the street lighting system for Yuba Community College – Sutter County site located at 3301 East Onstott Frontage Road. Zone B_4 is comprised of one (1) parcel.
On January 3, 2011, Zone of Benefit B_5 (“Zone B_5”) was annexed into the District to provide funding for the operation and maintenance of the street lighting system for the Unity Estates development located along the west side of El Margarita Road. Zone B_5 is comprised of two (2) parcels.
The fiscal year 2013/2014 included the formation of two additional Zones of Benefit for District No. 6 known as Zone of Benefit B_6 and Zone of Benefit B_7. Zone of Benefit B_6 includes Parcel Number 058-020-024-000, and Zone of Benefit B_7 includes Parcel Numbers 051-540-131-000 and 051-540-132-000. The new district zone formations resulted from agreements or conditions of approval between the City and the property owners, whereby the City and property owners agreed
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 4 of 17 inclusion of the Parcels into the District to enhance benefit to parcels that are shared by parcels within the Assessment District. Following the February 19, 2013 City Resolutions calling for an assessment ballot proceeding, along with the Engineer’s Reports, the City conducted a public hearing on the proposed formations on April 16, 2013, where, upon approval of the ballots, the City submitted levies on the parcels to the County Auditor/Controller for the inclusion on the property tax roll beginning with Fiscal Year 2013/2014 and continued in future years. The ballot proceeding was pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code and Article XIIID of the California Constitution.
The Fiscal Year 2014/2015 included the formation of one additional Zone of Benefit for District No. 6 known as Zone of Benefit B_8. Zone of Benefit B_8 includes Parcel Numbers 052-020-028-000, 052-020-029-000, 052-020-030-000, and 052- 020-031-000. The new district zone formation resulted from agreements or conditions of approval between the City and the property owners, whereby the City and property owners agreed inclusion of the Parcels into the District to enhance benefit to parcels that are shared by parcels within the Assessment District.
Following the City Resolution calling for an assessment ballot proceeding, along with the Engineer’s Reports, the City conducted a public hearing on the proposed formations on March 17, 2015, where, upon approval of the ballots, the City received authorization to submit levies on the parcels to the County Auditor/Controller for the inclusion on the property tax roll beginning with Fiscal Year 2015/2016. The ballot proceeding was pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code and Article XIIID of the California Constitution.
On July 19, 2016, Zone of Benefit B_9 (“Zone B_9”) was annexed into the District to provide funding for the operation and maintenance of the street lighting system adjacent to parcel number 051-580-025-000, located at 2510 Live Oak Boulevard.
Zone B_9 is comprised of one (1) parcel.
On May 21, 2019, three Zones of Benefit were annexed into the District. They are known as Zone of Benefit B_10 (“Zone B_10”), Zone of Benefit B_12 (“Zone B_12”) and Zone of Benefit B_13 (“Zone B_13”). Zone B_10 is to provide funding for the operation and maintenance of the street lighting system adjacent to parcel numbers 052-130-048-000 (1240 Bridge St.), 052-130-047-000 (1250 Bridge St.), 052-130-046-000 (1260 Bridge St.), 052-130-045-000 (1270 Bridge St.), and 052- 130-043-000 (1280 Bridge St.), located south of Bridge Street, west of North Lawrence Avenue, and east of State Route 99. Zone B_10 is comprised of five (5) parcels. Zone B_12 is to provide funding for the operation and maintenance of the street lighting system adjacent to 770 North Walton Avenue, located north of Bridge Street, west of North Walton Avenue, and south of Sunsweet Boulevard.
Zone B_12 is comprised of seven (7) parcels. Zone B_13 is to provide funding for the operation and maintenance of the street lighting system adjacent to parcel numbers 053-050-087-000, and 053-050-088-000, located south of Lassen Boulevard, and east of Carson Drive.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 5 of 17 On August 28, 2019, Zone of Benefit B_14 (“Zone B_14”) was annexed into the District to provide funding for the operation and maintenance of the street lighting system adjacent to parcel number 058-020-022-000, located at 362 North Walton Avenue. Zone B_14 is comprised of one (1) parcel.
On September 17, 2019, Zone of Benefit B_15 (“Zone B_15”) was annexed into the District to provide funding for the operation and maintenance of the street lighting system adjacent to parcel numbers 053-400-080-000 and 054-083-026- 000, located at 769 Garden Highway and 140 Epley Drive, respectively. Zone B_15 is comprised of two (2) parcels.
On December 9, 2020, Zone of Benefit C-1 (“Zone C_1”) was annexed into the District to provide funding for the ongoing maintenance of the shared driveway associated with the Dollar General Development at 1500 and 1510 Garden Highway (parcel numbers 054-010-057-000 and 054-010-058-000, respectively).
Zone C_1 is located north of River Oaks Drive, south of Burns Drive, and east of Garden Highway. Zone C_1 is comprised of two (2) parcels.
B. DESCRIPTION OF THE IMPROVEMENTS
Improvements for Zone A include the ongoing maintenance and servicing of sixtyeight (68) street lights, five-hundred (500) street trees and median landscaping approximately 2000’ x 11’ x .23’ in size.
Since the Assessment District was initially formed, the City replaced the street light facilities with LED lights. 70 Watt High Pressure Sodium lamps were converted to 52 Watt LED fixtures, and 100 Watt High Pressure Sodium lamps were converted to 52 Watt LED fixtures. However, the standard for commercial areas has been updated since the conversion project was implemented, and the previous LED fixture is now obsolete. Therefore, the new standard for commercial areas is a 70 Watt LED fixture, effective for Zone 6B_8.
Improvements for Zone C_1 include the shared driveway located north of River Oaks Drive, south of Burns Drive and east of Garden Highway.
Provisions of the 1972 Act
As generally defined, the improvements and the associated assessments for any District formed pursuant to the 1972 Act may include one or any combination of the following:
1) The installation or planting of landscaping.
2) The installation or construction of statuary, fountains, and other ornamental structures and facilities.
3) The installation or construction of public lighting facilities, including, but not limited to streetlights and traffic signals.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 6 of 17 4) The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof; including but not limited to, grading, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities. 5) The installation of park or recreational improvements including, but not limited to the following:
a) Land preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage. b) Lights, playground equipment, play courts and public restrooms. 6) The maintenance or servicing, or both, of any of the foregoing including the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including, but not limited to:
a) Repair, removal, or replacement of all or any part of any improvements.
b) Grading, clearing, removal of debris, the installation, repair or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
c) Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury.
d) The removal of trimmings, rubbish, debris, and other solid waste. e) The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.
f) Electric current or energy, gas, or other agent for the lighting or operation of any other improvements.
g) Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements. 7) The acquisition of land for park, recreational or open-space purposes, or the acquisition of any existing improvement otherwise authorized by the 1972 Act.
8) Incidental expenses associated with the improvements including, but not limited to:
a) The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment.
b) The costs of printing, advertising, and the publishing, posting and mailing of notices.
c) Compensation payable to the County for collection of assessments.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 7 of 17 d) Compensation of any engineer or attorney employed to render services.
e) Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements.
f) Costs associated with any elections held for the approval of a new or increased assessment.
III. METHOD OF APPORTIONMENT
A. GENERAL
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements which include the construction, maintenance and servicing of public lights, landscaping and appurtenant facilities. The 1972 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements.”
The formula used for calculating assessments in the District therefore reflects the composition of the parcels, and the improvements and services provided, to fairly apportion the costs based on estimated benefit to each parcel.
In addition, pursuant to the Article XIIID Section 4, a parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel and provides that only special benefits are assessable and the District must separate the general benefits from the special benefits.
B. BENEFIT ANALYSIS
Each of the improvements and the associated costs has been carefully reviewed and the corresponding assessments have been proportionately spread to each parcel based on special benefits received from the improvements. The installation of the improvements was part of the conditions of property development. The property owners approved the corresponding assessments for the ongoing maintenance and servicing of the improvements through a property owner protest ballot.
Special Benefits — The method of apportionment (assessment methodology) is based on the premise that each of the assessed parcels within the District receives benefit from the improvements maintained and financed by annual assessments.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 8 of 17 Specifically, the assessments are for the maintenance of local street lighting and landscaped improvements installed as part of the original development. The desirability and security of properties within the District are enhanced by the presence of street lighting and well-maintained landscaping in close proximity to those properties.
The special benefits associated with the local landscaping improvements are specifically:
Enhanced desirability of properties through association with the improvements.
Improved aesthetic appeal of properties within the Zones providing a positive representation of the area.
Enhanced adaptation of the urban environment within the natural environment from adequate green space and landscaping.
Environmental enhancement through improved erosion resistance, and dust and debris control.
Increased sense of pride in ownership of property within the District resulting from well-maintained improvements associated with the properties.
Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti. Enhanced environmental quality of the parcels within the Zones by moderating temperatures, providing oxygenation and attenuating noise.
The special benefits of street lighting are the convenience, safety, and security of property, improvements, and goods. Specifically:
Enhanced deterrence of crime and to aid police protection. Increased nighttime safety on roads and highways.
Improved ability of pedestrians and motorists to see. Improved ingress and egress to property.
Reduced vandalism and other criminal acts and damage to improvements or property.
Improved traffic circulation and reduced nighttime accidents and personal property loss.
Increased promotion of business during nighttime hours in the case of commercial properties.
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 9 of 17 General Benefits - the improvements to be provided and maintained by the District are a direct result of property development within the District and would otherwise not be required or necessary. Developers typically install local improvements to enhance the marketability and value of properties within the development and/or as conditions of development. In either case, the improvements are clearly installed for the benefit of the properties being developed and not for the benefit of surrounding properties outside the District boundaries. Although local development improvements (by virtue of their location) may be visible to surrounding properties, any benefit to surrounding properties is incidental and cannot be considered a direct and special benefit. Furthermore, most developments within the City typically have various landscaping and lighting improvements specifically associated with their development and these improvements are funded by properties within those developments.
At the time of formation of the Assessment District, the majority of the benefit was special, and there was a small general benefit. The engineer of record between Fiscal Year 2012/2013 and Fiscal Year 2015/2016, further quantified this small general benefit.
The specific language from the most recent Engineer’s Report used to describe General Benefit is as follows:
The maintenance and servicing of these improvements is also partially refunded, directly and indirectly from other sources including Yuba City, Sutter 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, streets, drainage systems, etc.) This funding from other sources more than compensates for general benefits, if any, received by the properties within the Assessment District.
The General Benefits from this assessment 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
Extention of recreation area 2 10% 0.2
Proximity to improved parks and recreation facilities 2 10% 0.2 Access to improved parks, open space and rec areas 2 10% 0.2 Improved views 2 10% 0.2
Improved nighttime visibility and safety from streetlights 2 20% 0.4 Totals 100 1.2
Total Calculated General Benefit 1.2%
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 10 of 17 As a result, Yuba City will contribute at least 1.2% of the total budget from sources other than the assessment. This contribution offsets any general benefits from the Assessment Services.
This general benefit contribution is the sum of the following components:
Yuba City owns, maintains, rehabilitates and replaces curb and gutter along the border of the Assessment District 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 towards general benefit from the maintenance, rehabilitation and replacement of the curb and gutter is conservatively estimated to be 1%.
Yuba City owns and maintains a storm drainage system along the border of the Assessment District improvements. This system serves to prevent flooding and associated damage to the improvements, and manage urban runoff including local pollutants loading from the improvements. The contribution from the City towards general benefit from the maintenance, and operation of the local storm drainage system is conservatively estimated to be 1%.
Yuba City owns and maintains local public streets along the border of the Assessment District improvements. These public streets provide access to the improvements for its enjoyment as well as efficient maintenance. The contribution from the City towards general benefit from the maintenance 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%.
Therefore, the total General Benefit is conservatively quantified at 1.2%, which is more than offset by the total non-assessment contribution towards general benefit of 28%. (1)
(1) SCI Consulting Group (September 2015). City of Yuba City Landscape Maintenance Assessment District No. 6 Engineer’s Report, Fiscal Year 2015-16. pgs 15-17.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 11 of 17 C. ASSESSMENT METHODOLOGY
For each of the zones of benefit, the level of special benefit received by each parcel in the zone is considered to be equal. Therefore, the estimated annual costs of the improvements for each zone of benefit is determined separately and are apportioned equally to all parcels, developed or undeveloped, within each zone of benefit.
D. ASSESSMENT RANGE FORMULA
Any new or increase in assessments require certain noticing and meeting requirements by law. Prior to the passage of Proposition 218, legislative changes in the Brown Act defined the definition of “new or increased assessment” to exclude certain conditions. These conditions included “any assessment that does not exceed an assessment formula or range of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed.” This definition and conditions were later confirmed through SB919 (Proposition 218 implementation statutes).
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.
Generally, if the proposed annual assessment (levy per unit or rate) for the current fiscal year is less than or equals to the “Maximum Assessment” (or “Adjusted Maximum Assessment”), then the proposed annual assessment is not considered an increased assessment. The Maximum Assessment is equal to the initial Assessment approved by property owners adjusted annually by the following criteria:
1) Each fiscal year, the Maximum Assessment will be recalculated. 2) The new adjusted Maximum Assessment for the year represents the prior year’s Maximum Assessment adjusted by the percentage change from the previous year to the current year based on the “All Urban Consumers” Consumer Price Index, US City Average (CPI), as compiled by the United States Department of Labor Statistics. Effective Fiscal Year 2017/2018, the CPI month for annual adjustment has changed to January. 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 and in any given year, the assessment may be applied at the Maximum Assessment.
The Maximum Assessment is adjusted annually and is calculated independently of the District’s annual budget and proposed annual assessment. Any proposed annual assessment (rate per equivalent dwelling unit) less than or equal to this
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 12 of 17 Maximum Assessment is not considered an increased assessment, even if the proposed assessment is greater than the assessment applied in the prior fiscal year. The City Council may reduce or freeze the Maximum Assessment at any time by amending the Engineer’s Annual Report.
Although the Maximum Assessment will normally increase each year, the actual District assessments may remain virtually unchanged. The Maximum Assessment adjustment is designed to establish a reasonable limit on District assessments.
The Maximum Assessment calculated each year does not require or facilitate an increase to the annual assessment and neither does it restrict assessments to the adjustment maximum amount. If the budget and assessments for the fiscal year does not require an increase, or the increase is less than the adjusted Maximum Assessment, then the required budget and assessment may be applied without additional property owner balloting. If the budget and assessments calculated requires an increase greater than the adjusted Maximum Assessment, then the assessment is considered an increased assessment. To impose an increased assessment, the City Council must comply with the provisions of Article 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 District. If the proposed assessment is not approved, the City Council may not levy an assessment greater than the adjusted Maximum Assessment previously established for the District.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 13 of 17 IV. DISTRICT BUDGET FY 2026/2027
The following provides the proposed budget and associated increased maximum assessment commencing in fiscal year 2026/2027. This budget includes the City’s estimate of anticipated expenditures, deficits, surpluses, revenues, and reserve fund balances associated with providing appropriate and adequate annual maintenance and operation of the improvements associated with each zone. The resulting maximum assessment rate established for each zone is based on the budget information presented herein and shall be used to calculate each parcel’s proportional assessment obligation in accordance with the method of apportionment outlined in this Report.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 14 of 17 DIRECT COSTS Heat/Power Utility $17.71 $12.23 $107.57 $137.51 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $137.51 Street Lights Power Utility 271.75 187.66 1,650.57 2,109.97 398.19 91.47 125.85 166.05 0.00 9.15 18.30 83.66 41.41 68.46 110.46 28.66 16.19 21.59 1,179.43 0.00 3,289.40 Advertising 2.36 1.63 14.33 18.32 1.23 0.28 0.39 0.51 0.00 0.03 0.06 0.26 0.13 0.21 0.34 0.09 0.05 0.07 3.65 0.09 22.06 Spec O&M Weed Abatement 21.26 14.68 129.13 165.08 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 165.08 Spec O&M Landscape 3,863.72 2,668.16 23,468.12 30,000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 30,000.00 Water Utility 249.95 172.61 1,518.19 1,940.75 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1,940.75 Streets Maintenance 6.44 4.45 39.11 50.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 50.00 Electrical Maintenance 16.10 11.12 97.78 125.00 42.20 9.69 13.34 17.60 0.00 0.97 1.94 8.87 4.39 7.26 11.71 3.04 1.72 2.29 125.00 0.00 250.00 LMD Lights 437.12 301.86 2,655.03 3,394.00 790.36 181.55 249.79 329.58 0.00 18.16 36.32 166.06 82.19 135.88 219.25 56.89 32.14 42.85 2,341.00 0.00 5,735.00 City Parks Labor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Direct Costs Subtotal $4,886.40 $3,374.38 $29,679.83 $37,940.62 $1,231.98 $283.00 $389.36 $513.74 $0.00 $28.30 $56.61 $258.85 $128.12 $211.81 $341.75 $88.67 $50.10 $66.79 $3,649.08 $0.09 $41,589.79 ADMINISTRATION COSTS City Administration Costs $96.72 $66.79 $587.49 $751.00 $219.45 $50.41 $69.36 $91.51 $0.00 $5.04 $10.08 $46.11 $22.82 $37.73 $60.88 $15.79 $8.92 $11.90 $650.00 $4.00 $1,405.00 Willdan Financial Services Administration Fees 166.66 115.09 1,012.28 1,294.02 212.20 48.74 67.06 88.49 0.00 4.88 9.75 44.59 22.07 36.48 58.86 15.27 8.63 11.50 628.53 56.54 1,979.08 County Administration Fee 3.30 2.40 52.50 58.20 2.40 0.60 1.20 0.30 0.00 0.30 0.60 1.20 0.30 1.50 2.10 0.60 0.30 0.60 12.00 0.60 70.80 Miscellaneous Administration Expenses 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Administrative Costs Subtotal $266.68 $184.28 $1,652.26 $2,103.22 $434.05 $99.75 $137.62 $180.30 $0.00 $10.22 $20.43 $91.89 $45.19 $75.71 $121.84 $31.67 $17.85 $24.00 $1,290.53 $61.14 $3,454.88 LEVY BREAKDOWN Total Direct and Admin. Costs $5,153.08 $3,558.67 $31,332.09 $40,043.84 $1,666.03 $382.75 $526.98 $694.03 $0.00 $38.52 $77.04 $350.75 $173.31 $287.52 $463.59 $120.34 $67.95 $90.80 $4,939.61 $61.22 $45,044.68 Operating Reserve Collection 433.27 299.20 2,631.68 3,364.15 3,433.89 788.75 1,084.82 1,432.63 78.64 157.29 720.80 357.05 589.28 951.13 246.73 139.43 185.70 10,166.16 0.00 13,530.31 Capital Reserve Collection 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Levy Breakdown Subtotal $5,586.36 $3,857.87 $33,963.77 $43,408.00 $5,099.92 $1,171.50 $1,611.80 $2,126.67 $0.00 $117.16 $234.33 $1,071.55 $530.35 $876.80 $1,414.73 $367.07 $207.38 $276.50 $15,105.76 $61.22 $58,575.01 LEVY ADJUSTMENTS Operating Reserve Contribution $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $149.73 $149.73 Capital Reserve Contribution 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Additional City Contribution 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Estimated Interest Earnings (447.09) (308.74) (2,715.58) (3,471.41) (233.52) (53.64) (73.80) (97.38) 0.00 (5.36) (10.73) (49.07) (24.28) (40.15) (64.78) (16.81) (9.50) (12.66) (691.68) (16.87) (4,179.96) Rounding Adjustment (0.21) (0.25) (3.23) (3.69) 0.00 (0.02) 0.00 (0.01) 0.00 0.00 0.00 0.00 (0.01) (0.05) (0.07) (0.02) 0.00 0.00 (0.18) 0.00 (3.87) Levy Adjustments Subtotal ($447.30) ($308.99) ($2,718.81) ($3,475.10) ($233.52) ($53.66) ($73.80) ($97.39) $0.00 ($5.36) ($10.73) ($49.07) ($24.29) ($40.20) ($64.85) ($16.83) ($9.50) ($12.66) ($691.86) $132.86 ($4,034.10) BALANCE TO LEVY $5,139.06 $3,548.88 $31,244.96 $39,932.90 $4,866.40 $1,117.84 $1,538.00 $2,029.28 $0.00 $111.80 $223.60 $1,022.48 $506.06 $836.60 $1,349.88 $350.24 $197.88 $263.84 $14,413.90 $194.08 $54,540.88 OPERATING RESERVE Estimated Balance at June 30, 2026 $20,609.44 $14,232.18 $125,180.95 $160,022.57 $11,256.63 $2,585.76 $3,557.60 $4,694.02 $0.00 $258.61 $517.22 $2,365.13 $1,170.61 $1,935.28 $3,122.61 $810.20 $457.72 $610.30 $33,341.68 $3,965.04 $197,329.29 FY2026/2027 Collection/(Contribution) 433.27 299.20 2,631.68 3,364.15 3,433.89 788.75 1,084.82 1,432.63 0.00 78.64 157.29 720.80 357.05 589.28 951.13 246.73 139.43 185.70 10,166.16 149.73 13,680.04 Transfer to Capital Improvement Reserve ($1,030.33) ($711.51) ($6,258.16) (8,000.00) $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 0.00 0.00 (8,000.00) Estimated Balance at June 30, 2027 $20,012.38 $13,819.87 $121,554.47 $155,386.72 $14,690.52 $3,374.51 $4,642.42 $6,126.65 $0.00 $337.25 $674.51 $3,085.93 $1,527.66 $2,524.56 $4,073.75 $1,056.93 $597.15 $796.00 $43,507.84 $4,114.77 $203,009.33 CAPITAL IMPROVEMENT RESERVE Estimated Balance at June 30, 2026 $8,628.99 $5,958.88 $52,412.13 $67,000.00 $21,607.32 $4,963.41 $6,828.88 $9,010.26 $0.00 $496.40 $992.81 $4,539.92 $2,247.00 $3,714.81 $5,993.92 $1,555.19 $878.61 $1,171.48 $64,000.00 $800.00 $131,800.00 FY2026/2027 Collection/(Contribution) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Transfer from Operating Reserve $1,030.33 $711.51 $6,258.16 8,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 0.00 0.00 8,000.00 Estimated Balance at June 30, 2027 $9,659.31 $6,670.39 $58,670.30 $75,000.00 $21,607.32 $4,963.41 $6,828.88 $9,010.26 $0.00 $496.40 $992.81 $4,539.92 $2,247.00 $3,714.81 $5,993.92 $1,555.19 $878.61 $1,171.48 $64,000.00 $800.00 $139,800.00 DISTRICT STATISTICS Total Parcels 11 8 175 194 8 2 4 1 2 1 2 4 1 5 7 2 1 2 42 2 238 Total Parcels Levied 11 8 175 194 8 2 4 1 0 1 2 4 1 5 7 2 1 2 40 2 236 Total EBU 26.50 18.30 160.96 205.76 8.00 2.00 4.00 1.00 0.00 1.00 2.00 4.00 1.00 5.00 7.00 2.00 1.00 4.00 42.00 2.00 249.76 Levy per EBU (2026/2027) $193.93 $193.93 $194.12 $608.30 $558.92 $384.50 $2,029.28 $0.00 $111.80 $111.80 $255.62 $506.06 $167.32 $192.84 $175.12 $197.88 $65.96 $97.04 Maximum Levy per EBU - 2025/2026 $369.50 $369.50 $369.50 $594.12 $545.90 $375.54 $1,981.99 $566.28 $109.19 $109.19 $249.66 $494.27 $163.43 $188.35 $171.05 $193.26 $64.42 $605.26 CPI Increase per EBU (2.38%) $8.82 $8.82 $8.82 $14.18 $13.03 $8.96 $47.30 $13.52 $2.61 $2.61 $5.96 $11.80 $3.90 $4.50 $4.08 $4.62 $1.54 $14.45 Maximum Levy per EBU - 2026/2027 $378.32 $378.32 $378.32 $608.30 $558.93 $384.50 $2,029.29 $579.80 $111.80 $111.80 $255.62 $506.07 $167.33 $192.85 $175.13 $197.88 $65.96 $619.71 Maximum Levy Amount - 2026/2027 $10,025.48 $6,923.26 $60,894.39 $77,843.12 $4,866.40 $1,117.86 $1,538.00 $2,029.29 $0.00 $111.80 $223.60 $1,022.48 $506.07 $836.65 $1,349.95 $350.26 $197.88 $263.84 $14,414.08 $1,239.42 $93,496.62 Zone 6A1 Zone 6B3 Zone 6B5 Zone 6B6 Zone 6B12 Zone 6B7 Zone 6B10 Zone 6B9 Zone 6B14 Zone 6B15 Total Zone 6B13 6C1 6B Zone 6A2 Zone 6A3 Zone 6B2 Zone 6B1 Zone 6B8 Total 6A Total Zone 6B4
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 15 of 17 Appendix A - DISTRICT BOUNDARY MAPS
The original assessment diagrams and tract maps for the District were previously approved and submitted to the City in the format required by the 1972 Act. These diagrams are on file in the Office of the City Clerk and by reference are made part of this Report.
The following are reproductions of the County Assessor’s Parcel Map associated with each subdivision and Zone.
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 16 of 17
2026/2027 Lighting and Landscape Maintenance District No. 6 Page 17 of 17 Appendix B - 2026/2027 ASSESSMENT ROLL
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Sutter County Assessor's map for the year in which this Report is prepared.
A listing of parcels assessed within this District, along with the assessment amounts, is included on the following pages. If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel number for the current fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County Auditor/Controller. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment and assessment rate approved in this Report. Therefore, if a single parcel has changed to multiple parcels, the assessment amount applied to each of the new parcels shall be recalculated and applied according to the approved method of apportionment and assessment rate rather than a proportionate share of the original assessment.
Non-assessable lots or parcels include areas of public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas and rights-of-ways including public greenbelts and parkways; utility rights-of-ways; common areas; landlocked parcels, small parcels vacated by the County, bifurcated lots, and any other property that cannot be developed or has specific development restrictions.
These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.
Agenda Item 10
CITY OF YUBA CITY
STAFF REPORT
Date: July 7, 2026
To: Honorable Mayor & Members of the City Council;
From: Public Works Department
Presentation By: Joshua Wolffe, Public Works Director
Summary
Subject: Yuba City Residential Street Light Maintenance Districts - Resolution of Intent Recommendation: A. Adopt a Resolution Approving the Engineer’s Reports and Declaring Intention to Levy for Yuba City Residential Street Light Maintenance Districts, to continue the Residential Street Light Maintenance Districts, pursuant to the Benefits Assessment Act of 1982
B. Set a Public Hearing for July 21, 2026 at 6:00 PM to establish assessments for Fiscal Year (FY) 2026-27
Fiscal Impact: Receipt of assessments and expenditures of funds associated with Residential Street Light Maintenance Districts throughout the City
Purpose:
To initiate proceedings for the continuation of the levy of Assessments for Fiscal Year 2026-27 within the Residential Street Light Maintenance Districts, pursuant to the provisions of the Benefit Assessment Act of 1982 and Article XIIID of the California Constitution.
Strategic Focus Area:
Levying Yuba City Residential Street Light Maintenance Districts (RSLMDs) addresses the City Council’s Strategic Focus Area of infrastructure, as the levy of the RSLMDs will ensure that street lighting remains operational.
Background:
The City annually levies and collects special assessments in order to maintain and service streetlights in the Walton Avenue Area and Tierra Buena Area. The Districts were formed while the areas were under the County’s jurisdiction, and the City took over the administration of the Districts when they were annexed into the City.
Analysis:
The Engineer's Annual Levy Reports (Reports) have been prepared and are on file in the City Clerk's Office. They describe each District, the improvements therein, the method of assessment, and the proposed assessment for each parcel. The Resolution approving the Reports and the Resolution of
Intention to order Improvements are required by State law to continue the Residential Street Light Maintenance Districts. The action proposed in the Reports sets a Public Hearing for the Council Meeting to be held on July 21, 2026 to establish assessments for the coming year.
Fiscal Impact:
Annual levies will remain unchanged for Walton Area. The annual levies for Tierra Buena Area will increase, but will be less than the maximum levy amount allowed for the District. The proposed levy amounts for each District are shown in Attachment 2.
The projected revenue, expenditures, and cash balance for the Districts are as follows:
District Revenue Expenditures Projected Reserve Fund Balance as of 07/01/2026
Tierra Buena Area $30,905.58 $22,234.84 $133,046.03
Walton Area $81,677.48 $90,533.76 ($40,803.21)
The Walton and Tierra Buena RSLMDs were formed with no Cost of Living Adjustment (COLA) Factor.
Therefore, the Districts' funding annually is based on dollar amounts set when the Districts' were originally formed. Operating costs for the Walton area have neared or exceeded the maximum levy for the district multiple times over the past ten years. Additionally, operating costs for Walton have increased while operating costs for Tierra Buena have decreased after FY 2015-16. The City believes that there is an error within PG&E's billing system. The City previously performed an internal audit to determine the cause of the discrepancy, and were not able to find the cause. If desired, Council may direct City staff to perform another internal audit, inclusive of site visits, to determine the cause of the discrepancy and correct any billing issues moving forward.
In order to ensure adequate funding for the lighting, staff would need to conduct a Proposition 218 hearing to modify the Districts for inclusion of COLAs. Currently, data is being analyzed across all Districts to consider options to remediate future funding issues. Once all data has been analyzed, staff will present findings and recommendations to Council for their review.
Alternatives:
1. Council may direct the modification of the assessment amounts which will affect future revenue and expenditure amounts in FY 2026-27, or cancel the Districts and find alternative funding sources to operate the streetlights.
2. Council may direct City staff to follow legal procedures in order to modify the Residential Street Light Maintenance Districts to include Cost of Living (COLA) provisions.
Recommendation:
A. Adopt a Resolution Approving the Engineer's Reports and Declaring Intention to Levy for Yuba City Residential Street Light Maintenance Districts, to continue the Residential Street Light Maintenance Districts, pursuant to the Benefits Assessment Act of 1982 B. Set a Public Hearing for July 21, 2026 at 6:00 PM to establish assessments for Fiscal Year (FY) 2026-27
Attachments:
1. Attachment 1 - Resolution RSLMDs Intent
2. Attachment 2 - Proposed Assessments - RSLMDs
3. Exhibit A - District Maps RSLMDs
4. Attachment 3 - Engineer's Reports RSLMDs
Prepared By: Submitted By:
Tami Omand
Administrative Analyst
Robert Bendorf
City Manager
ATTACHMENT 1
RESOLUTION NO. _________
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY APPROVING THE ENGINEER’S REPORTS AND DECLARING ITS INTENTION TO LEVY THE ANNUAL ASSESSMENT FOR FISCAL YEAR 2026-27 FOR THE YUBA CITY
RESIDENTIAL STREET LIGHT MAINTENANCE DISTRICT (WALTON AREA) AND YUBA
CITY RESIDENTIAL STREET LIGHT MAINTENANCE DISTRICT (TIERRA BUENA AREA) WHEREAS, the County of Sutter previously formed Yuba City Residential Street Light Maintenance District (Walton Area) and Yuba City Residential Street Light Maintenance District (Tierra Buena Area) (“Districts”), pursuant to the provisions of the Benefit Assessment Act of 1982, California Government Code Division 2, Chapter 6.6, Section 54703 et seq. (hereafter referred to as the “Act”); and
WHEREAS, a Report (hereafter referred to as the “Formation Report”) was prepared, filed and approved by the County Board of Supervisors in connection with each of the Districts and the levy of said assessments, pursuant to Section 54716 of said Act; and WHEREAS, the City of Yuba City annexed the areas in which the Districts existed, and as a result became responsible for the administration of the Districts; and WHEREAS, the City Council conducted property owner protest proceedings relating to the improvements and services described in the Formation Report and the levy and collection of annual assessments and an assessment range formula related thereto for each of the Districts in accordance with the provisions of the California Constitution Article XIIID and Proposition 218; and
WHEREAS, the Council directed and authorized the City Engineer to assist with the calculation and establishment of the assessments and to prepare and file a budget report(s) (hereafter referred to as the “Engineer’s Report”) with the City Clerk, generally describing how the Districts were formed, the improvements and services within the Districts, the method of apportionment and dispensation of the benefits, and the budget containing the costs and proposed levy amounts for funding the benefits and the assessment roll; and
WHEREAS, the City Engineer has prepared the Engineer’s Reports for the Districts, and has filed them with the City Clerk; and
WHEREAS, the City Council desires to approve said Engineer’s Reports, declare its intention to levy the annual assessment for Fiscal Year 2026-27 for the Districts, and appoint a time and place for public hearing on these matters.
NOW, THEREFORE, be it resolved by the City Council of the City of Yuba City as follows:
1. The above recitals are true and correct, and are hereby incorporated herein by this reference.
2. The City Council hereby (1) finds that the public interest and convenience requires, and (2) declares its intention to order, the levy and collection of an annual assessment against the assessable lots and parcels of property within existing assessment districts designated Yuba
City Residential Street Light Maintenance District (Walton Area) and Yuba City Residential Street Light Maintenance District (Tierra Buena Area) (“Districts”), pursuant to the provisions of the Act, for the fiscal year commencing July 1, 2026 and ending June 30, 2027, to pay for the costs and expenses of the improvements described below in Section 4 of this Resolution.
3. The boundaries of the District are generally located and depicted in “Exhibit A” attached hereto.
4. The proposed improvements are briefly described as follows: the operation of residential street lights.
5. The assessments to be levied and collected against the assessable lots and parcels of property within the Walton Area District for Fiscal Year 2026-27 are proposed to remain the same as previously approved as compared to the assessments levied and collected for Fiscal Year 2025-26. The assessments to be levied and collected against the assessable lots and parcels of property within the Tierra Buena Area District for Fiscal Year 2026-27 are proposed to increase, but will be less than the maximum levy amount allowed for the District as compared to the assessments levied and collected for Fiscal Year 2025-26.
6. By previous resolution, the City Council directed the City Engineer to prepare and to file Engineer’s Reports pursuant to the provisions of the Act. The Engineer has prepared and filed written reports with the City Clerk that are titled “City of Yuba City, Residential Street Light Maintenance District No. 1, (Walton Area), 2026/2027 Engineer’s Annual Levy Report,” and “City of Yuba City, Residential Street Light Maintenance District No. 1, (Tierra Buena), 2026/2027 Engineer’s Annual Levy Report” . Reference is made to the Engineer’s Reports on file in the Office of the City Clerk and open to public inspection for a full and detailed description of the improvements, the boundaries of the Districts, and the proposed assessments upon assessable lots and parcels of land within the Districts. The Office of the City Clerk is located at 1201 Civic Center Boulevard, Yuba City, CA 95993.
7. Notice is hereby given that the City Council designates July 21, 2026, at 6:00 p.m., in the City Council Chambers, City Hall, 1201 Civic Center Boulevard, Yuba City, CA, as the date, time, and place for the hearing of protests or objections to the levy of the proposed assessments in connection with the Districts. All interested persons shall be afforded the opportunity to hear and be heard. The City Council shall consider all oral statements and all written protests or communications made or filed by any interested person. Prior to the conclusion of the hearing, any interested person may file a written protest with the City Clerk or, having previously filed a protest, may file a written withdrawal of that protest. A written protest shall state all grounds of objection. A protest by a property owner shall contain a description sufficient to identify the property owned by the signer. Written protests may be delivered in person to the City Clerk or may be mailed to the City Clerk at City Hall, 1201 Civic Center Boulevard, Yuba City, CA 95993.
Any written protest that is mailed must be received at City Hall at or prior to 4:30 p.m. on July 21, 2026.
8. The City Clerk shall give notice of the aforesaid date, time, and place of the hearing by giving notice once a week, for two successive weeks, with at least five days in between each publication.
9. This Resolution shall take effect immediately.
The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 7th day of July, 2026.
AYES:
NOES:
ABSENT:
Marc Boomgaarden, Mayor
ATTEST:
Ciara Wakefield, City Clerk
APPROVED AS TO FORM
COUNSEL FOR YUBA CITY
Shannon L. Chaffin, City Attorney
Aleshire & Wynder, LLP
Attachment(s):
Exhibit A – District Maps
ATTACHMENT 2
PROPOSED ASSESSMENTS
WALTON RESIDENTIAL STREET LIGHT DISTRICT
Affected Subdivision Proposed
Assessment
FY26/27
(per single unit - $)
Change From
Previous Year ($)
Maximum Levy
Allowed ($)
Bogue Ranch $37.00 $0.00 $37.00
Bogue Ranch II $59.40 $0.00 $59.40
Cypress $41.74 $0.00 $41.74
Hampton Estates I $45.58 $0.00 $45.58
Hampton Estates II $41.80 $0.00 $41.80
Kushlia Village $62.00 $0.00 $62.00
Lincoln Park II $52.56 $0.00 $52.56
Lincoln Pointe $51.48 $0.00 $51.48
Lincoln Village I $61.44 $0.00 $61.44
Lincoln Village II $50.78 $0.00 $50.78
Meadowood I $73.12 $0.00 $73.12
Meadowood II $111.88 $0.00 $111.88
Orchard II $62.92 $0.00 $62.92
Orchard III $34.60 $0.00 $34.60
Ravenwood I $54.06 $0.00 $54.06
Ravenwood II $67.28 $0.00 $67.28
Ravenwood III $40.40 $0.00 $40.40
Sanborn Estates $63.58 $0.00 $63.58
Sandpiper I, II, III $46.32 $0.00 $46.32
Sun Valley II $51.48 $0.00 $51.48
Sunrise Village $58.56 $0.00 $58.56
W Ranch
Meadowood
$67.06 $0.00 $67.06
Walton Park Estates $38.00 $0.00 $38.00
Walton Ranch $60.06 $0.00 $60.06
Woodside Village II $67.56 $0.00 $67.56
TIERRA BUENA RESIDENTIAL STREET LIGHT DISTRICT
Affected Subdivision Proposed
Assessment
FY26/27
(per single unit - $)
Change From
Previous Year ($)
Maximum Levy
Allowed ($)
Bryn Mawr Estates III $35.66 $4.92 $61.22
Bryn Mawr Estates IV $38.18 $5.28 $65.52
Buena Vista I $20.96 $2.90 $36.04
Buena Vista II $48.86 $6.74 $83.90
Butte Rancho $39.24 $5.42 $67.38
Butte View Estates $51.90 $7.16 $89.10
Country Aire $45.28 $6.26 $77.72
Kira Estates $46.64 $6.44 $80.08
Loma Vista $47.96 $6.62 $82.36
Quail Pointe Estates $52.12 $7.20 $89.50
Ranchero II & III $63.44 $8.76 $108.90
Ranchero IV & VI $28.28 $3.90 $48.54
Ranchero Estates I $37.52 $5.18 $64.46
Ranchero Estates V $34.96 $4.82 $60.06
Rancho De Royo I Ph I $73.64 $10.16 $126.44
Rancho De Royo II Ph II $38.20 $5.28 $65.56
Skyview Place $47.70 $6.58 $81.90
Stonegate Village Unit I $34.54 $4.76 $59.32
Stonegate Village Unit II $30.22 $4.18 $51.90
Stonegate Village Unit III $24.18 $3.34 $41.58
Suburban Acres $28.52 $3.94 $49.00
Tara Estates $29.64 $4.10 $50.86
Teja IV $41.76 $5.76 $71.72
Walnut Acres $30.44 $4.20 $52.32
EXHIBIT A
CHERRY ST
RICHLAND RD
BOGUE RD
HUNN RD
LINCOLN RD
TANGLEWOOD DR
SMITH RD
JODI DR
LEONARD CT
S WALTON AVE
THOMAS CT
ELI CT
ANTHONY WAY
C AMINOCORTEZ
ARDEN AV
OLIVER
E
DR
AUGUSTA LN
PEBBLE BEACH DR
RANCHO WAY
MARINA DR
CREST CT
HOLLY TREE DR
FALLSDR
ELIZABETH CT SHAYLENE CT
BARRINGTON DR
IDA CT
ANITA WAY
NAND CT
MA SERA CT
CREST DR
CORTEZ
CT
EL SE RENOCT
W JOSEPH ST
RICHARDS WAY
ANNA DR
PELICAN PL
ERIC CT
MELINDA CT
KRISTIN CT
PORTOLA
VALLEY RD
CRISP DR
DH LI LON DR
BRIAN DR
NAND DR
GLENWAY
NELDA CT
COUNTRYSIDE DR
PARKWOOD DR
DEAN DR
MANZANITA WAY
MC CUNE AVE
MARJOR EI DR
INDER LN
JOSEPHENE WAY
S WALTON AVE
ST ANDREWS DR
PATRICIA DR
BAY DR
TRACY DR
RAMERIZ DR
GREGORY DR
BUCHANNAN
RD
CREST DR
SPYGLASS DR
SUNRISE CT
SEQUOIA DR
INDER LN
S WALTON AVE
CAMINO DEL ORO
THOMAS DR
FRAN CT DERAE CT
ESTATES DR
RUSHING ST
SHEENA CT
BURGANDY DR
R DI GE WAY
WOODLE A F DR
ST JOHN CT
MARTIN CT
MASERA WAY
BROMLEY AVE
PETTY CT
S HARD NI G RD
CEDAR WAY
JORDAN RD
CAMINO DE FLORES
MICHELLE DR
ASH CT
PARKWOOD CT
EDWIN DR
SESSLER PL
TRIFF WAY
INEZCT
PALORA AVE
SOFIADR
MEADOW AVE
VIA J AC NI TO
ST FRANCIS WAY
STOKER AVE
MC CUNE AVE
LOUIS CT
EVERGREEN WAY
TORRY P NI E DR
KRENTZ LN
NICOLAS DR
SHAKEWOOD DR
LA RABYN WAY
MORGAN WAY
S WALTON AVE
AARON DR
DONALD CT
CLINT WAY
RAJ CT
EDWIN DR
H OLLY AVE
HOLCOMB RD
GROVE RD
HARBOR TOWN DR
W
OODR DI GE CT
MEADOW
AVE
LA RAMADA
HAZEL AVE
MICHELLE DR
SEAGULL DR
VERNON AVE
BANCROFT AVE
LITTLE JOHN RD
BUCHANNAN RD
CAMINO DE FLORES
GERMA NI E DR GERMA NI E DR
BERKSHIRE DR
ALLEN
WAY
JOHNATHAN DR
EDWIN DR
THERESAWAY
SESSLER DR
SESSLER DR
EDW NI DR
SANBORN RD
ELLIOT DR
CRESWELL DR
SANDPIPER DR
MESA VERDE
JOSEPHST
JOSEPHST
DI A WAY
TUSCANY DR
AL CI AI DR
RAI ESTATES CT
YOLANDA DR
OHLEYER RD
S HARD NI G RD
YOLANDA DR
G DI DA LOOP
JODI DR
HWY 99 SB
HWY 99 SB HWY 99 NB
BAY CT
AUTUMNWOOD DR
ALYSSA DR
CREEKWOOD DR
SEQUOIADR
JACOB DR
ONSTOTT FRTG RD
GREEN V ALLEY RD
8 Yuba City Residential Street Light Maintenance District Walton Area
BUTTE HOUSE RD
GEORGE WASHINGTON BLVD
KIM WAY
JEFFERSON AVE
HOOPER RD
AMERICANA DR
SERENA CT
YORKTOWN DR
ROMERO ST
TEAL HOLLOW DR
NORTHCROSS ST
VALENCIA ST
PERALTA ST
ZAMORA ST
CLEARV EI W DR
TORI CT
RUTH AVE
MONROE DR
BOBBY LN
VIA ROMA WAY
JORI CT
KYLIE CT
SARAH CT
DAVE PL
LIBBY LN
ROYO RANCHERO RD
COLUSA FRONTAGE RD
JOHN PL
PARIS WAY
LORRIE WAY
ROOSEVELT RD
ROYO RANCHERO RD
SER ENA
MAR
DR COS CT
TRUE RD
CARMELITA DR
EMMA CT
CYNDA LN
QUAIL POINTE DR
SIERRA VISTA DR
LORETTA CT
VOGT CT
COUGHLIN CT
BRYAN WAY
LA MANTIA DR
MARBLE CT
INDEPENDENCE DR
VAN VLECK ST
PEBBLE CT
VI CT
RUE DR
MONROE DR
VINE AVE
KIRA CT
YORKTOWN DR
TEJA DR
DONA WAY
SAN GIMIGNANO DR
TOMBI WAY
MCKINLEY RD
CAROLE GI H WAY
LONG ST
YOR KTOWN DR
M LI LER RD
FRUITRIDGE RD
STONEY DR
COLUSA FRONTAGE RD
BECKY LN
LYNCHBURG DR
MELBA ST
YORKTOWN DR
V LI LA AVE
W LI LIAMSBURG DR
EL MARGARITA RD
MONROE RD
HWY 20 EB HWY 20 WB
MONROE RD
ADAMS RD
V LI LA AVE
EL MARGAR TI A RD
TULIO ST
REDDING AVE
COY DR
COY DR
KENNEDY DR
TORI LN
BRYN MAWR DR
PEPPERWOOD DR
GRANITE DR
MAD SI ON RD
WESTERN PKWY
BUENA V SI TA DR
TIERRA BUENA RD TIERRA BUENA RD
STONEGAT E DR
ART
DR
ELMER AVE
DELLE DR
KIMBERLY
DR
ORO GRANDE ST
YOUNG RD
YOUNG RD
REDDING AVE
8 Yuba City Residential Street Light Maintenance District Tierra Buena Area
ATTACHMENT 3
2011/2012 Lighting and Landscape Maintenance District No. 2 Page 1 of 14
City of Yuba City
Residential Street Light
Maintenance District No. 1
(Tierra Buena)
2026/2027 ENGINEER’S ANNUAL LEVY REPORT
Initiation Meeting: June 2, 2026
Intent Meeting: July 7, 2026
Public Hearing: July 21, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com
ENGINEER'S REPORT AFFIDAVIT
City of Yuba City
Sutter County, State of California
YUBA CITY RESIDENTIAL STREET LIGHT MAINTENANCE DISTRICT (TIERRA BUENA) This Report describes the Yuba City Residential Street Light Maintenance District (Tierra Buena) including the maintenance services, budget, parcels, and maximum assessments to be levied for the fiscal year 2026/2027 as they existed at the time of the passage of the resolution of intention, and annually thereafter as Assessor Parcel Numbers are issued for new land development. Reference is hereby made to the Sutter County Assessor’s maps for a detailed description of the lines and dimensions of parcels within the District.
The undersigned respectfully submits the enclosed Report as directed by the City Council.
Dated this ____________ day of ______________, 2026.
Willdan Financial Services
Assessment Engineer
By: ________________________________
Tony Thrasher
Principal Consultant
District Administration Services
By: ________________________________
Tyrone Peter
PE # C 81888
Willdan Financial Services Page i
TABLE OF CONTENTS
I. INTRODUCTION 1
II. DESCRIPTION OF THE DISTRICT AND SERVICES 2
III. BENEFIT ANALYSIS 2
IV. ASSESSMENT FORMULA 6
V. DISTRICT BUDGET 2026/2027 – TIERRA BUENA 7
APPENDIX A - DISTRICT BOUNDARY MAP 9
APPENDIX B - 2026/2027 ASSESSMENT ROLL 11
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 1 of 10 I. INTRODUCTION
The City of Yuba City (the “City”) annually levies and collects special assessments in order to provide and maintain the improvements within the Yuba City Urban Area Street Light Maintenance District (Tierra Buena Area) (the “District”). In Fiscal Year 2004/2005, the District assessments were presented to the property owners and approved through a protest ballot proceeding in compliance with the provisions of Proposition 218. The District assessments described in this report are prepared and levied annually pursuant to the Benefit Assessment Act of 1982, Chapter 6.4, Division 2, Title 5 of the Government Code of the State of California commencing with section 54703 (the “1982 Act”).
Pursuant to the 1982 Act, the City Council previously caused an Engineer’s Report to be prepared in connection with the formation and the levy of assessments for the District. The Engineer’s Report (the “Original Report”) described the proposed services and improvements, identified the properties to be assessed and the amount of the proposed assessments by parcel, and fixed the maximum amount of future annual installments for the District.
Pursuant to the 1982 Act, the City Council conducted the required public hearings necessary to accept property owner protests, public comments and testimony regarding the formation of the District and the proposed annual levy of assessments. In conjunction with the required 1982 Act formation proceedings (public hearing), the City conducted property owner protest ballot proceedings for the annual assessments and assessment range formula described in the Original Report in compliance with the substantive and procedural requirements of the California Constitution Article XIIID (the “Article”). The proposed formations and annual assessments for each District were approved and established at the public hearing for the District, and pursuant to the 1982 Act, the City Council may annually determine the cost of the services that are financed by the assessments and by ordinance or resolution order the levy of the annual assessments.
However, in accordance with the provisions of the Article, no annual assessment shall exceed the maximum assessment amount established in the Original Report without additional approval of the affected property owners.
This document provides a summary of the District and the proposed budgets and assessments for Fiscal Year (“FY”) 2026/2027. The budget and assessments are based on the City’s estimate of the costs and funds necessary to maintain and service the improvements that provide a special benefit to properties within the District.
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 2 of 11 II. DESCRIPTION OF THE DISTRICT AND SERVICES
The District was formed for the maintenance of streetlights benefiting twenty-four subdivisions, or zones of benefit, within the City. These zones of benefit include:
Bryn Mawr Estates #3; Bryn Mawr Estates #4; Buena Vista #1; Buena Vista #2; Butte Rancho; Butte View Estates; Country Aire; Kira Estates; Loma Vista; Quail Pointe Estates; Ranchero #2 & #3; Ranchero #4 & #6; Ranchero Estates #1; Ranchero Estates #5; Rancho De Royo #2 Ph 1; Rancho De Royo #2 Ph 2; Skyview Place; Stonegate Village Unit 1; Stonegate Village Unit 2; Stonegate Village Unit 3; Suburban Acres; Tara Estates; Teja #4; Walnut Acres.
III. BENEFIT ANALYSIS
Each of the improvements and the associated costs has been carefully reviewed and the corresponding assessments have been proportionately spread to each parcel based on special benefits received from the improvements. The installation of the improvements was part of the conditions of property development. The property owners approved the corresponding assessments for the ongoing maintenance and servicing of the improvements through a property owner protest ballot.
Special Benefits — The method of apportionment (assessment methodology) is based on the premise that each of the assessed parcels within the District receives benefit from the improvements maintained and financed by annual assessments. Specifically, the assessments are for the maintenance of local street lighting and landscaped improvements installed as part of the original development. The desirability and security of properties within the District are enhanced by the presence of street lighting and well-maintained landscaping in close proximity to those properties.
The special benefits associated with the local landscaping improvements are specifically:
Enhanced desirability of properties through association with the improvements.
Improved aesthetic appeal of properties within the Zones providing a positive representation of the area.
Enhanced adaptation of the urban environment within the natural environment from adequate green space and landscaping.
Environmental enhancement through improved erosion resistance, and dust and debris control.
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 3 of 11 Increased sense of pride in ownership of property within the District resulting from well-maintained improvements associated with the properties.
Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti. Enhanced environmental quality of the parcels within the Zones by moderating temperatures, providing oxygenation and attenuating noise.
The special benefits of street lighting are the convenience, safety, and security of property, improvements, and goods. Specifically:
Enhanced deterrence of crime and to aid police protection. Increased nighttime safety on roads and highways.
Improved ability of pedestrians and motorists to see. Improved ingress and egress to property.
Reduced vandalism and other criminal acts and damage to improvements or property.
Improved traffic circulation and reduced nighttime accidents and personal property loss.
Increased promotion of business during nighttime hours in the case of commercial properties.
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District.
General Benefits - the improvements to be provided and maintained by the District are a direct result of property development within the District and would otherwise not be required or necessary. Developers typically install local improvements to enhance the marketability and value of properties within the development and/or as conditions of development. In either case, the improvements are clearly installed for the benefit of the properties being developed and not for the benefit of surrounding properties outside the District boundaries. Although local development improvements (by virtue of their location) may be visible to surrounding properties, any benefit to surrounding properties is incidental and cannot be considered a direct and special benefit.
Furthermore, most developments within the City typically have various landscaping and lighting improvements specifically associated with their development and these improvements are funded by properties within those developments.
At the time of formation of the Assessment District, the majority of the benefit was special, and there was a small general benefit. The engineer of record
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 4 of 11 between Fiscal Year 2012/2013 and Fiscal Year 2015/2016, further quantified this small general benefit.
The specific language from the most recent Engineer’s Report used to describe General Benefit is as follows:
The maintenance and servicing of these improvements is also partially refunded, directly and indirectly from other sources including Yuba City, Sutter 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, streets, drainage systems, etc.) This funding from other sources more than compensates for general benefits, if any, received by the properties within the Assessment District.
The General Benefits from this assessment 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
Extention of recreation area 2 10% 0.2
Proximity to improved parks and recreation facilities 2 10% 0.2 Access to improved parks, open space and rec areas 2 10% 0.2 Improved views 2 10% 0.2
Improved nighttime visibility and safety from streetlights 2 20% 0.4 Totals 100 1.2
Total Calculated General Benefit 1.2%
As a result, Yuba City will contribute at least 1.2% of the total budget from sources other than the assessment. This contribution offsets any general benefits from the Assessment Services.
This general benefit contribution is the sum of the following components:
Yuba City owns, maintains, rehabilitates and replaces curb and gutter along the border of the Assessment District 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 towards general benefit from the maintenance, rehabilitation and replacement of the curb and gutter is conservatively estimated to be 1%.
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 5 of 11 Yuba City owns and maintains a storm drainage system along the border of the Assessment District improvements. This system serves to prevent flooding and associated damage to the improvements, and manage urban runoff including local pollutants loading from the improvements. The contribution from the City towards general benefit from the maintenance, and operation of the local storm drainage system is conservatively estimated to be 1%.
Yuba City owns and maintains local public streets along the border of the Assessment District improvements. These public streets provide access to the improvements for its enjoyment as well as efficient maintenance. The contribution from the City towards general benefit from the maintenance 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%.
Therefore, the total General Benefit is conservatively quantified at 1.2%, which is more than offset by the total non-assessment contribution towards general benefit of 28%. (1)
(1) SCI Consulting Group (September 2015). City of Yuba City Residential Street Light Maintenance District No. 1, Tierra Buena Engineer’s Report, Fiscal Year 2015-16. pgs 17-19.
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 6 of 11 IV. ASSESSMENT FORMULA
The method of assessment for each zone of benefit within the District is based on the determination that each single-family residential lot or parcel within the zone receives the same level of benefit from the zone service. Therefore, the annual estimated service costs for each zone are apportioned equally to each assessable single family residential lot or parcel within the zone.
The District does not have an approved formula for increasing the maximum assessment rates on an annual basis. Therefore, there has been no change to the maximum assessment rates for FY 2026/2027 from the prior year.
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 7 of 11 V. DISTRICT BUDGET FY 2026/2027 – TIERRA BUENA
BUDGET ITEM
DIRECT COSTS
Heat/Power Utility $0.00
Street Lights Power Utility 17,936.89
Advertising 212.73
Water Utility 0.00
Materials & Supplies 0.00
LMD Lights 0.00
Landscape Labor 0.00
Direct Costs Subtotal $18,149.62
ADMINISTRATION COSTS
City Administration Costs $483.00
Willdan Financial Services Administration Fees 3,367.92 County Administration Fee 234.30
Miscellaneous Administration Expenses 0.00
Administrative Costs Subtotal $4,085.22
LEVY BREAKDOWN
Total Direct and Admin. Costs $22,234.84
Operating Reserve Collection 10,990.48
Capital Reserve Collection 0.00
Levy Breakdown Subtotal $33,225.32
LEVY ADJUSTMENTS
Operating Reserve Contribution $0.00
Capital Reserve Contribution 0.00
Additional City Contribution 0.00
Estimated Interest Earnings (2,315.40)
Rounding Adjustment (4.34)
Levy Adjustments Subtotal ($2,319.74)
BALANCE TO LEVY $30,905.58
OPERATING RESERVE
Estimated Balance at June 30, 2026 $122,055.55
FY2026/2027 Collection/(Contribution) 10,990.48
Transfer from Capital Improvement Reserve 0.00
Estimated Balance at June 30, 2027 $133,046.03
CAPITAL IMPROVEMENT RESERVE
Estimated Balance at June 30, 2026 $0.00
FY2026/2027 Collection/(Contribution) 0.00
Transfer to Operating Reserve 0.00
Estimated Balance at June 30, 2027 $0.00
DISTRICT STATISTICS
Total Parcels 781
Total Parcels Levied 781
Total EBU 781.00
Maximum Levy Amount - 2025/2026 $53,068.00
Maximum Levy Amount - 2026/2027 $53,068.00
AMOUNT
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 8 of 11 District Budget by Subdivision
DIRECT COSTS
Subdivision
Bryn Mawr Estates #3 $35.66 42 $1,497.72
Bryn Mawr Estates #4 $38.18 33 1,259.94
Buena Vista #1 $20.96 19 398.24
Buena Vista #2 $48.86 16 781.76
Butte Rancho $39.24 29 1,137.96
Butte View Estates $51.90 14 726.60
Country Aire $45.28 50 2,264.00
Kira Estates $46.64 9 419.76
Loma Vista $47.96 35 1,678.60
Quail Pointe Estates $52.12 51 2,658.12
Ranchero #2 & #3 $63.44 41 2,601.04
Ranchero #4 & #6 $28.28 111 3,139.08
Ranchero Estates #1 $37.52 40 1,500.80
Ranchero Estates #5 $34.96 32 1,118.72
Rancho De Royo #2 Ph 1 $73.64 19 1,399.16
Rancho De Royo #2 Ph 2 $38.20 18 687.60
Skyview Place $47.70 44 2,098.80
Stonegate Village Unit 1 $34.54 21 725.34
Stonegate Village Unit 2 $30.22 28 846.16
Stonegate Village Unit 3 $24.18 25 604.50
Suburban Acres $28.52 45 1,283.40
Tara Estates $29.64 15 444.60
Teja #4 $41.76 26 1,085.76
Walnut Acres $30.44 18 547.92
Direct Cost Subtotal 781 $30,905.58
Assessment
(Per/Single
Subdivision Unit)
Total Annual
Maintenance Cost
Total
Units
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 9 of 11 APPENDIX A – DISTRICT BOUNDARY MAP
The boundary map for the District has been submitted to the City Clerk in the format required under the Act and is, by reference, hereby made part of this Report. The boundary maps are available for inspection at the office of the City Clerk during normal business hours.
The following is a reproduction of the County Assessor’s Parcel Map associated with this District.
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 10 of 11
YUBA CITY RESIDENTIAL STREET LIGHT MAINTENANCE
DISTRICT (TIERRA BUENA)
2026/2027 Residential Street Light Maintenance District (Tierra Buena) Page 11 of 11 APPENDIX B – 2026/2027 ASSESSMENT ROLL
Each lot or parcel within the District shall be identified by the parcel as shown on the County Assessor's map for the year in which this Report is prepared.
A listing of parcels assessed within the District, along with their corresponding assessment amount, is on the following pages.
2011/2012 Lighting and Landscape Maintenance District No. 2 Page 1 of 14
City of Yuba City
Residential Street Light
Maintenance District No. 1
(Walton Area)
2026/2027 ENGINEER’S ANNUAL LEVY REPORT
Initiation Meeting: June 2, 2026
Intent Meeting: July 7, 2026
Public Hearing: July 21, 2026
27368 Via Industria
Suite 200
Temecula, CA 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com
ENGINEER'S REPORT AFFIDAVIT
City of Yuba City
Sutter County, State of California
YUBA CITY RESIDENTIAL STREET LIGHT MAINTENANCE DISTRICT (WALTON AREA) This Report describes the Yuba City Residential Street Light Maintenance District (Walton Area) including the maintenance services, budget, parcels, and maximum assessments to be levied for the fiscal year 2026/2027 as they existed at the time of the passage of the resolution of intention, and annually thereafter as Assessor Parcel Numbers are issued for new land development. Reference is hereby made to the Sutter County Assessor’s maps for a detailed description of the lines and dimensions of parcels within the District.
The undersigned respectfully submits the enclosed Report as directed by the City Council.
Dated this ____________ day of ______________, 2026.
Willdan Financial Services
Assessment Engineer
By: ________________________________
Tony Thrasher
Principal Consultant
District Administration Services
By: ________________________________
Tyrone Peter
PE # C 81888
TABLE OF CONTENTS
I. INTRODUCTION 1
II. DESCRIPTION OF THE DISTRICT AND SERVICES 2
III. BENEFIT ANALYSIS 2
IV. ASSESSMENT FORMULA 6
V. DISTRICT BUDGET 2026/2027 – WALTON AREA 7
APPENDIX A - DISTRICT BOUNDARY MAP 9
APPENDIX B - 2026/2027 ASSESSMENT ROLL 11
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 1 of 11 I. INTRODUCTION
The City of Yuba City (the “City”) annually levies and collects special assessments in order to provide and maintain the improvements within the Yuba City Residential Street Light Maintenance District (Walton Area) (the “District”). In Fiscal Year 2004/2005, the District assessments were presented to the property owners and approved through a protest ballot proceeding in compliance with the provisions of Proposition 218. The District assessments described in this report are prepared and levied annually pursuant to the Benefit Assessment Act of 1982, Chapter 6.4, Division 2, Title 5 of the Government Code of the State of California commencing with section 54703 (the “1982 Act”).
Pursuant to the 1982 Act, the City Council previously caused an Engineer’s Report to be prepared in connection with the formation and the levy of assessments for the District. The Engineer’s Report (the “Original Report”) described the proposed services and improvements, identified the properties to be assessed and the amount of the proposed assessments by parcel, and fixed the maximum amount of future annual installments for the District.
Pursuant to the 1982 Act, the City Council conducted the required public hearings necessary to accept property owner protests, public comments and testimony regarding the formation of the District and the proposed annual levy of assessments. In conjunction with the required 1982 Act formation proceedings (public hearing), the City conducted property owner protest ballot proceedings for the annual assessments and assessment range formula described in the Original Report in compliance with the substantive and procedural requirements of the California Constitution Article XIIID (the “Article”). The proposed formations and annual assessments for each District were approved and established at the public hearing for the District, and pursuant to the 1982 Act, the City Council may annually determine the cost of the services that are financed by the assessments and by ordinance or resolution order the levy of the annual assessments.
However, in accordance with the provisions of the Article, no annual assessment shall exceed the maximum assessment amount established in the Original Report without additional approval of the affected property owners.
This document provides a summary of the District and the proposed budgets and assessments for Fiscal Year (“FY”) 2026/2027. The budget and assessments are based on the City’s estimate of the costs and funds necessary to maintain and service the improvements that provide a special benefit to properties within the District.
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 2 of 11 II. DESCRIPTION OF THE DISTRICT AND SERVICES
The Services to be provided in the District by the assessments are the maintenance and operation of City streetlights. The specific District as described in this Report shall be known and designated as: “Yuba City Residential Street Light Maintenance (Walton Area).”
The District has been formed for the maintenance of street lights in the following subdivisions or zones of benefit: Bogue Ranch; Bogue Ranch II; Cypress; Hampton Estates I; Hampton Estates II; Kushlia Village; Lincoln Park 2; Lincoln Pointe; Lincoln Village 1; Lincoln Village 2; Meadowood 1; Meadowood 2; Orchard 2; Orchard 3; Ravenwood 1; Ravenwood 2; Ravenwood 3; Sanborn Estates; Sandpiper 1, 2, and 3; Sunrise Village; Sun Valley 2; Walton Park Estates; Walton Ranch; West Ranch & Meadowood 3; and Woodside Village 2.
III. BENEFIT ANALYSIS
Each of the improvements and the associated costs has been carefully reviewed and the corresponding assessments have been proportionately spread to each parcel based on special benefits received from the improvements. The installation of the improvements was part of the conditions of property development. The property owners approved the corresponding assessments for the ongoing maintenance and servicing of the improvements through a property owner protest ballot.
Special Benefits — The method of apportionment (assessment methodology) is based on the premise that each of the assessed parcels within the District receives benefit from the improvements maintained and financed by annual assessments. Specifically, the assessments are for the maintenance of local street lighting and landscaped improvements installed as part of the original development. The desirability and security of properties within the District are enhanced by the presence of street lighting and well-maintained landscaping in close proximity to those properties.
The special benefits associated with the local landscaping improvements are specifically:
Enhanced desirability of properties through association with the improvements.
Improved aesthetic appeal of properties within the Zones providing a positive representation of the area.
Enhanced adaptation of the urban environment within the natural environment from adequate green space and landscaping.
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 3 of 11 Environmental enhancement through improved erosion resistance, and dust and debris control.
Increased sense of pride in ownership of property within the District resulting from well-maintained improvements associated with the properties.
Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti. Enhanced environmental quality of the parcels within the Zones by moderating temperatures, providing oxygenation and attenuating noise.
The special benefits of street lighting are the convenience, safety, and security of property, improvements, and goods. Specifically:
Enhanced deterrence of crime and to aid police protection. Increased nighttime safety on roads and highways.
Improved ability of pedestrians and motorists to see. Improved ingress and egress to property.
Reduced vandalism and other criminal acts and damage to improvements or property.
Improved traffic circulation and reduced nighttime accidents and personal property loss.
Increased promotion of business during nighttime hours in the case of commercial properties.
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District.
General Benefits - the improvements to be provided and maintained by the District are a direct result of property development within the District and would otherwise not be required or necessary. Developers typically install local improvements to enhance the marketability and value of properties within the development and/or as conditions of development. In either case, the improvements are clearly installed for the benefit of the properties being developed and not for the benefit of surrounding properties outside the District boundaries. Although local development improvements (by virtue of their location) may be visible to surrounding properties, any benefit to surrounding properties is incidental and cannot be considered a direct and special benefit.
Furthermore, most developments within the City typically have various landscaping and lighting improvements specifically associated with their development and these improvements are funded by properties within those developments.
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 4 of 11 At the time of formation of the Assessment District, the majority of the benefit was special, and there was a small general benefit. The engineer of record between Fiscal Year 2012/2013 and Fiscal Year 2015/2016, further quantified this small general benefit.
The specific language from the most recent Engineer’s Report used to describe General Benefit is as follows:
The maintenance and servicing of these improvements is also partially refunded, directly and indirectly from other sources including Yuba City, Sutter 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, streets, drainage systems, etc.) This funding from other sources more than compensates for general benefits, if any, received by the properties within the Assessment District.
The General Benefits from this assessment 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
Extention of recreation area 2 10% 0.2
Proximity to improved parks and recreation facilities 2 10% 0.2 Access to improved parks, open space and rec areas 2 10% 0.2 Improved views 2 10% 0.2
Improved nighttime visibility and safety from streetlights 2 20% 0.4 Totals 100 1.2
Total Calculated General Benefit 1.2%
As a result, Yuba City will contribute at least 1.2% of the total budget from sources other than the assessment. This contribution offsets any general benefits from the Assessment Services.
This general benefit contribution is the sum of the following components:
Yuba City owns, maintains, rehabilitates and replaces curb and gutter along the border of the Assessment District 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 towards general benefit from the maintenance, rehabilitation and replacement of the curb and gutter is conservatively estimated to be 1%.
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 5 of 11 Yuba City owns and maintains a storm drainage system along the border of the Assessment District improvements. This system serves to prevent flooding and associated damage to the improvements, and manage urban runoff including local pollutants loading from the improvements. The contribution from the City towards general benefit from the maintenance, and operation of the local storm drainage system is conservatively estimated to be 1%.
Yuba City owns and maintains local public streets along the border of the Assessment District improvements. These public streets provide access to the improvements for its enjoyment as well as efficient maintenance. The contribution from the City towards general benefit from the maintenance 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%.
Therefore, the total General Benefit is conservatively quantified at 1.2%, which is more than offset by the total non-assessment contribution towards general benefit of 28%. (1)
(1) SCI Consulting Group (September 2015). City of Yuba City Residential Street Light Maintenance District No. 1, Walton Area Engineer’s Report, Fiscal Year 2015/2016. pgs. 12-14.
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 6 of 11 IV. ASSESSMENT FORMULA
The method of assessment for each zone of benefit within the District is based on the determination that each lot or parcel within each zone of benefit receives the same level of benefit from the zone service. Therefore, the annual estimated service costs for each zone of benefit are apportioned equally to each assessable lot or parcel within the zone.
The District does not have an approved formula for increasing the maximum assessment rates on an annual basis. Therefore, there has been no change to the maximum assessment rates for FY 2026/2027 from the prior year.
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 7 of 11 V. DISTRICT BUDGET FY 2026/2027 – WALTON AREA
BUDGET ITEM
DIRECT COSTS
Heat/Power Utility $0.00
Street Lights Power Utility 85,652.75
Professional Services 432.27
Water Utility 0.00
Materials & Supplies 0.00
LMD Lights 0.00
Landscape Labor 0.00
Direct Costs Subtotal $86,085.02
ADMINISTRATION COSTS
City Administration Costs $1,566.00
Willdan Financial Services Administration Fees 2,406.65 County Administration Fee 476.10
Miscellaneous Administration Expenses 0.00
Administrative Costs Subtotal $4,448.75
LEVY BREAKDOWN
Total Direct and Admin. Costs $90,533.76
Operating Reserve Collection 0.00
Capital Reserve Collection 0.00
Levy Breakdown Subtotal $90,533.76
LEVY ADJUSTMENTS
Operating Reserve Contribution ($8,856.28)
Capital Reserve Contribution 0.00
Additional City Contribution 0.00
Estimated Interest Earnings 0.00
Rounding Adjustment 0.00
Levy Adjustments Subtotal ($8,856.28)
BALANCE TO LEVY $81,677.48
OPERATING RESERVE
Estimated Balance at June 30, 2026 ($31,946.93)
FY2026/2027 Collection/(Contribution) (8,856.28)
GF Gateway Maintenance Transfer 0.00
Estimated Balance at June 30, 2027 ($40,803.21)
CAPITAL IMPROVEMENT RESERVE
Estimated Balance at June 30, 2026 $0.00
FY2025/2026 Collection/(Contribution) 0.00
Estimated Balance at June 30, 2027 $0.00
DISTRICT STATISTICS
Total Parcels 1587
Total Parcels Levied 1587
Total EBU 1587.00
Maximum Levy Amount - 2025/2026 $81,677.48
Maximum Levy Amount - 2026/2027 $81,677.48
AMOUNT
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 8 of 11 District Budget by Subdivision
Subdivision
Bogue Ranch $37.00 157 $5,809.00
Bogue Ranch II $59.40 82 4,870.80
Cypress $41.74 319 13,315.06
Hampton Estates 1 $45.58 41 1,868.78
Hampton Estates 2 $41.80 45 1,881.00
Kushlia Village $62.00 31 1,922.00
Lincoln Park 2 $52.56 63 3,311.28
Lincoln Pointe $51.48 22 1,132.56
Lincoln Village 1 $61.44 86 5,283.84
Lincoln Village 2 $50.78 101 5,128.78
Meadowood 1 $73.12 23 1,681.76
Meadowood 2 $111.88 32 3,580.16
Orchard 2 $62.92 84 5,285.28
Orchard 3 $34.60 25 865.00
Ravenwood 1 $54.06 40 2,162.40
Ravenwood 2 $67.28 25 1,682.00
Ravenwood 3 $40.40 31 1,252.40
Sanborn Estates $63.58 34 2,161.72
Sandpiper 1, 2, 3 $46.32 83 3,844.56
Sun Valley 2 $51.48 44 2,265.12
Sunrise Village $58.56 39 2,283.84
W Ranch & Meadowood 3 $67.06 55 3,688.30
Walton Park Estates $38.00 61 2,318.00
Walton Ranch $60.06 32 1,921.92
Woodside Village 2 $67.56 32 2,161.92
1,587 $81,677.48
Assessment
(Per/Single
Unit)
Total
Units
Total Annual
Maintenance Cost
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 9 of 11 APPENDIX A – DISTRICT BOUNDARY MAP
The boundary map for the District has been submitted to the City Clerk in the format required under the Act and is, by reference, hereby made part of this Report. The boundary maps are available for inspection at the office of the City Clerk during normal business hours.
The following is a reproduction of the County Assessor’s Parcel Map associated with this District.
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 10 of 11
YUBA CITY RESIDENTIAL STREET LIGHT MAINTENANCE
DISTRICT (WALTON AREA)
2026/2027 Residential Street Light Maintenance District (Walton Area) Page 11 of 11 APPENDIX B – 2026/2027 ASSESSMENT ROLL
Each lot or parcel within the District shall be identified by the parcel as shown on the County Assessor's map for the year in which this Report is prepared.
A listing of parcels assessed within the District, along with their corresponding assessment amount, is on the following pages.
Agenda Item 11
CITY OF YUBA CITY
STAFF REPORT
Date: July 7, 2026
To: Honorable Mayor & Members of the City Council;
From: Development Services Department
Presentation By: Doug Libby, Development Services Director Summary
Subject: Merriment Village Apartments Phase 1 — Homekey+ Grant Application Recommendation: Adopt a Resolution of the City Council of the City of Yuba City authorizing a joint application with Habitat for Humanity Yuba/Sutter, Inc., to apply for Homekey+ funding through the State Department of Housing and Community Development for Merriment Village Phase 1, consisting of 79 affordable housing units located at 428 North Walton Avenue
Fiscal Impact: There is not a fiscal impact to the General Fund of the City to submit a joint application for grant funding in support of the Merriment Village project Purpose:
To provide additional funding support for Merriment Village, Phase 1, consisting of 79 affordable housing units, that is under construction and being developed by Habitat for Humanity, Yuba/Sutter Inc.
Strategic Focus Area:
This item addresses the Council's Focus area of Fiscal Responsibility.
Background:
On September 19, 2023, the City Council approved Development Plan 23-02 for the Merriment Village Apartment project at 428 North Walton Avenue. The project provides for 217-unit income-based apartment units as follows:
• (79) 2 Bedroom/1 Bathroom Units (Phase 1)
• (70) Studio Units (Phase 2)
• (67) 1 Bedroom/1 Bathroom Units (Phase 2)
• (1) 3 Bedroom/2 Bathroom Unit (Phase 2)
• Clubhouse/Supportive Services (Phase 3)
• Facilities Building (Phase 3)
In 2024, the project received significant funding from the State Department of Housing and Community Development Department (HCD) through a joint application between the City and Habitat for Humanity
in the form of a Homekey 3.0 Grant in the amount of $24,632,331 consisting of $22,632,331 for construction with the remaining amount to be dedicated to operating expenses.
On July 11, 2024, the City entered a Covenant and Loan Agreement with Habitat for Humanity Yuba/Sutter for Phase 1 of the Merriment Village project. This Agreement was recorded as Document Number 2024-0005918 and is attached to this staff report for reference.
On September 16, 2025, the City Council rescinded its approval of Development Plan 23-02, determining the Merriment Village Apartments meets the requirements of a Homekey project and that pursuant to Health & Safety Code Section 50675.1.3(i), newly filed Development Plan No. 25-02 is a ministerial project and that pursuant to the California Environmental Quality Act (CEQA) Guidelines Sections 15268(a) and 15002(i), CEQA does not apply to ministerial projects, and approve Development Plan 25-02, Merriment Village Apartments, for the development of a 217-unit income based (affordable) apartment complex, located on a 7.7-acre parcel at 428 North Walton Avenue (Assessor’s Parcel 58-120-001).
On December 2, 2025, the City Council adopted a resolution authorizing a joint application with Habitat for Humanity Yuba-Sutter, Inc. to apply for Homekey+ funding through HCD for Phase 2 of the Merriment Village project.
As part of Phase 1 development, Habitat for Humanity secured a line of credit with Five Star Bank providing sufficient funding to construct the four-story, 79-unit Phase 1 building, parking and landscaping and required support infrastructure.
Habitat for Humanity has notified the City it is eligible to apply for Homekey+ funding through HCD to strengthen the financial feasibility of Phase 1 while preserving Habitat’s resources for future phases of Merriment Village.
Analysis:
State HCD has notified Habitat for Humanity Yuba-Sutter that it is eligible to apply for additional Homekey+ funding to support the Merriment Phase 1 project. If additional funding is approved, it will eliminate the need to use a line of credit established with Five Star Bank. Additionally, this would reduce the amount of equity required by Habitat, thereby allowing those resources to be directed toward the development of subsequent Merriment Village phases and other affordable housing initiatives.
Similar to previous Homekey applications, a local jurisdiction, the City of Yuba City in this case, is required as a co-applicant.
Habitat for Humanity anticipates applying for up to $10 million in new funding that would be used to offset eligible development costs associated with Phase 1 of Merriment Village Apartments and improve the long-term financial sustainability of the overall project. By reducing the amount of Habitat for Humanity capital required for Phase 1, Habitat for Humanity will be better positioned to advance future Merriment Village phases.
A resolution is attached to this staff report authorizing a new joint application for Homekey+ funding for the Merriment Village project with Habitat for Humanity Yuba-Sutter. If approved by the City Council and an application is submitted, HCD is anticipated to complete its review and award determination process within approximately 40-90 days.
If a new grant award is received, the City will require similar contractual assurances used for the initial Merriment Phase 1 project. This will include amending certain agreements that are already in place
between the City and Habitat for Humanity Yuba Sutter, Inc.
Fiscal Impact:
No General Fund contribution is requested from the City as part of this action.
Habitat for Humanity desires to apply for Homekey+ funding in an amount not to exceed $10 million to supplement the existing financing structure, strengthen project feasibility, and preserve organizational resources needed for future phases of the Merriment Village project.
Alternatives:
The City Council may determine it does not desire to be a joint applicant with Habitat for Humanity to pursue additional grant funding for Merriment Village Apartments Phase 1.
Recommendation:
Adopt a Resolution of the City Council of the City of Yuba City authorizing a joint application with Habitat for Humanity Yuba/Sutter, Inc., to apply for Homekey+ funding through the State Department of Housing and Community Development for Merriment Village Phase 1, consisting of 79 affordable housing units located at 428 North Walton Avenue.
Attachments:
1. Proposed Resolution
Prepared By: Submitted By:
Doug Libby, AICP
Development Services Director
Robert Bendorf
City Manager
ATTACHMENT 1
RESOLUTION NO. ______
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY
AUTHORIZING A JOINT APPLICATION WITH HABITAT FOR HUMANITY YUBA-SUTTER, INC. FOR HOMEKEY+ FUNDING IN SUPPORT OF THE MERRIMENT VILLAGE APARTMENT PROJECT, PHASE 1, CONSISTING OF 79 UNITS, PROVIDING FOR OVERALL DEVELOPMENT OF A 217-UNIT
INCOME-BASED (AFFORDABLE) APARTMENT COMPLEX, LOCATED ON A
7.7-ACRE PARCEL AT 428 NORTH WALTON AVENUE (ASSESSOR’S
PARCEL NUMBER 58-120-001)
WHEREAS, The Department of Housing and Community Development (“HCD”) has issued a Notice of Funding Availability, dated November 26, 2024 (“NOFA”), for the Homekey+ Program (“Homekey+” or “Program”). HCD has issued the NOFA for Homekey+ grant funds pursuant to Health and Safety Code Section 50675.1.3 (Assem. Bill No. 140 (2021-2022 Reg. Sess.), § 20.); Health and Safety Code Section 50675.1.5 (Assem. Bill No. 531 (2023-2024 Reg. Sess.); Section 14184.402 of the Welfare and Institutions Code; Section 5891.5 of the Welfare and Institutions Code; and Round 5 and 6 of the Homeless Housing, Assistance and Prevention (HHAP) grant program. (Assem. Bill No. 129 (Chapter 40, Statutes 2023) and Assem. Bill No. 166 (Chapter 48, Statutes 2024), respectively; and
WHEREAS, The City of Yuba City desires to jointly apply for Homekey+ grant funds with Habitat for Humanity Yuba/Sutter, Inc. in support of the Merriment Village Apartment project, Phase 1.
Therefore, the City is joining Habitat for Humanity Yuba/Sutter, Inc. in the submittal of an application for Homekey+ funds (“Application”) to HCD for review and consideration; and WHEREAS, HCD is authorized to administer Homekey+ pursuant to the Multifamily Housing Program (Chapter 6.7 (commencing with Section 50675) of Part 2 of Division 31 of the Health and Safety Code. Homekey+ funding allocations are subject to the terms and conditions of the NOFA, the Application, the HCD-approved STD 213, Standard Agreement (“Standard Agreement”), and all other legal requirements of the Homekey+ Program.
NOW, THEREFORE, THE City Council of the City of Yuba City resolves as follows:
1. Recitals. The City Council hereby specifically finds that all of the facs set forth in the recitals above are true and correct and incorporated herein.
2. The City Council approves of the submittal of a joint application with Habitat for Humanity Yuba/Sutter t HCD in response to the NOFA, and to jointly apply for Homekey+ grant funds in a total amount not to exceed $10 million dollars.
3. If the Application is approved by State HCD, the City Manager is authorized to execute the Application and the Homekey+ documents, including a Standard Agreement on behalf of Habitat for Humanity Yuba/Sutter, Inc. for participation in the Homekey+ Program subject to approval as to legal form by the City Attorney. Additionally, the City Manager is authorized to execute agreement(s) with Habitat for Humanity Yuba/Sutter, Inc., substantially consistent with the contractual assurances used originally for Phase 1 of the project, and to take an y other related action including the recording of documents, subject to review as to legal for by the City Attorney.
4. The City of Yuba City acknowledges and agrees that it shall be subject to the terms and conditions specified in the Standard Agreement, and that the NOFA and Application will be incorporated in the Standard Agreement by reference and made a part thereof. All activities, expenditures, information, and timelines represented in the Application are enforceable through the Standard Agreement. Funds are to be used for the allowable expenditures and activities identified in the Standard Agreement.
5. This Resolution shall become effective immediately.
The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 7th day of July, 2026.
AYES:
NOES:
ABSENT:
CITY OF YUBA CITY
_______________________
Marc Boomgaarden, Mayor
ATTEST:
______________________________
Ciara Wakefield, City Clerk
APPROVED AS TO FORM
COUNSEL FOR YUBA CITY
________________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Agenda Item 12
CITY OF YUBA CITY
STAFF REPORT
Date: July 7, 2026
To: Honorable Mayor & Members of the City Council;
From: Development Services Department
Presentation By: Doug Libby, Development Services Director Summary
Subject: Code Enforcement Citation Fines
Recommendation:
A. Conduct a Public Hearing, and after consideration
B. Adopt a Resolution for the inclusion of unpaid Code Enforcement citation fines on the secured tax roll in the same manner as the general taxes and directing that a lien also be placed on the subject properties
Fiscal Impact: $64,800.00 will be collected through the County property tax roll to offset the cost of the Code Enforcement program on the City General Fund Purpose:
To recover unpaid code enforcement citation fines through the placement of a lien on the secured property tax roll of subject properties.
Strategic Focus Area:
This item addresses Council’s strategic focus of Fiscal Responsibility, Safe Communities and Economic Development by providing the necessary cost recovery to support the Code Enforcement program for the City, addressing unsafe conditions and blight to improve our community to encourage economic development for residents.
Background:
On September 15, 2020, the City Council adopted Ordinance 010-20, updating the City’s Nuisance Ordinance found at Title 4 (Public Safety), Chapter 8. Subsection 4-8.709(a) provides that unpaid penalties, abatement costs, and enforcement costs relating to a property violation may be confirmed by the City Council as a special assessment and collected with property taxes or as a judgement lien.
Code Enforcement is a division of the Development Services Department. When a property owner does not take corrective action to address a municipal code violation, citations with fines may be imposed to motivate a property owner to bring a property into compliance with the Municipal Code. It should be noted that citations are a last resort and are only imposed if a property owner has not taken steps to abate a violation, worked out a timely abatement schedule with Code Enforcement, or is unresponsive.
Prior to bringing this matter to the City Council, invoices requesting payment, together with a photocopy of each citation was mailed to each property owner on January 29, 2026.
A second invoice was mailed to each property owner on May 7, 2026, requesting payment. As part of the second notice, each property owner was advised that if payment was not received, staff intended to bring the matter forward as contained in this staff report.
A required 15-day notice was mailed to each affected property owner prior to this meeting as required by Municipal Code Section 4-8.709.
Analysis:
This item includes 103 unpaid code enforcement citations, totaling $64,800.00 and covering a wide range of violations.
Municipal Code Section 4-8.709(d) states that during the City Council meeting the Council may adopt a resolution confirming the amount of the penalties and costs, or any lesser amount, based upon staff reports and any public comments received during the meeting. The City Council shall take into consideration whether any noticed party sought administrative review of the costs and shall only reduce the costs if:
1. The noticed party sought administrative review, and
2. The decision of the City Manager or his/her designee (Development Services Director, in this case) is not supported by substantial evidence in the record. The basis for the code enforcement action will not be the subject of the City Council's consideration.
The Municipal Code also states if an imposed penalty was approved, a court or previously upheld in a previous administrative hearing, the City Council shall simply confirm the costs or penalties. For this item, none of these circumstances exist.
The City Council may confirm the costs for more than one property in a single resolution. If the City Council confirms the costs, procedures are in-place to implement the special assessment.
Municipal Code Section 4-8.705 provides administrative review procedures at the time of invoicing. It is important to note that none of the property owners included in the proposed resolution submitted a request for administrative review which involves submitting a written request within 15 calendar days of the date of the invoice received.
Finally, pursuant to Municipal Code Section 4-8.709(f), immediately upon the City Council’s confirmation of costs or penalties, the City Clerk shall record a Notice of Special Assessment and Lien in the Office of the County Recorder, which shall constitute a lien on each affected property for the amount of the assessment.
Fiscal Impact:
If the proposed resolution is adopted, fines in the total amount of $64,800.00 will be included on the subject property's taxes. These fines have a high probability of being collected over time. These fines ultimately help offset code enforcement’s General Fund costs while also reinforcing the code enforcement program for efficiency and quality of life improvement for City residents.
Alternatives:
As stated above, the City Council can confirm the amount of the penalties and costs, or a lesser
amount, based upon the Municipal Code limitations and any public comments received during the meeting.
Recommendation:
A. Conduct a Public Hearing, and after consideration
B. Adopt a Resolution for the inclusion of unpaid Code Enforcement citation fines on the secured tax roll in the same manner as the general taxes and directing that a lien also be placed on the subject properties.
Attachments:
1. Proposed Resolution
2. Sample Notice to Property Owners
Prepared By: Submitted By:
Doug Libby, AICP
Director of Development Services
Robert Bendorf
City Manager
01248.0001/995027.1
Attachment 1
PAGE 2 OF 7
2 01248.0001/995027.1
RESOLUTION NO. _______
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY,
CALIFORNIA, APPROVING THE SPECIAL ASSESSMENT AND LIEN
AGAINST THE PROPERTIES RESIDING WITHIN THE CITY WITH
UNPAID CODE ENFORCEMENT ADMINISTRATIVE CITATIONS
WHEREAS, the City of Yuba City (“the City”) has the authority, under its police power, to enact regulations for the public peace, morals, and welfare of the City, California Constitution Article XI, section 7; and
WHEREAS, the City finds that, in addition to the filing of civil collection actions by the city attorney, the use of nuisance abatement liens collected as personal obligations against property owners and the use of special assessments on real property will assist in the collection of civil penalties, abatement costs, administrative costs, reinspection fees and late fees assessed pursuant to administrative citations, administrative hearings, judicial orders and other appropriate code enforcement actions; and WHEREAS, the City further finds that collection of civil penalties, costs and fees assessed for code enforcement violations is important in deterring future violations and maintaining the integrity of the city’s code enforcement system; and WHEREAS, the City has the authority to make the expense of enforcement actions and abatement of any nuisance a lien against the property on which it is maintained and a personal obligation against the property owner, in accordance with California Government Code Section 38773.1; and
WHEREAS, the City has the authority to make the cost of abatement of a nuisance upon a parcel of land a special assessment against that parcel, in accordance with California Government Code Section 38773.5; and
WHEREAS, the procedures established in Yuba City Municipal Code shall be used to complement existing administrative or judicial remedies which may be pursued to address violations of the Yuba City Municipal Code or applicable state codes; and WHEREAS, the Property Owners within this Resolution are the sole owner(s) of record for the properties located within the City of Yuba City; and WHEREAS, the Property Owners were issued notices to abate property nuisances pursuant to the Yuba City Municipal Code for violations concerning the properties; and WHEREAS, the Property Owners failed to remedy the violations of the Yuba City Municipal Code and administrative citations were issued to the Property Owner; and WHEREAS, the Property Owners failed to pay the administrative penalties; and
PAGE 3 OF 7
3 01248.0001/995027.1
WHEREAS, the Property Owners caused the City to incur the costs associated with the violations of the Yuba City Municipal Code and the City’s efforts to cure those violations by the Property Owners; and
WHEREAS, the Yuba City Municipal Code authorizes the City to place a special assessment on real property when a penalty and/or administrative costs have not been timely paid.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUBA CITY,
CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. The City Council finds the Facts set forth above to be true and correct, and by this reference incorporates each as an integral part of this Resolution.
SECTION 2. The total amount due and payable to the City by each property owner is as follows:
Citation No. Balance Due Address Assessor’s
Parcel No.
Owner Name
1405 $250.00 162 MORTON ST 53-173-011 ALI ETAL
MOHAMMAD 1
1518 $250.00 1697 HOOPER RD 26-051-012 ARELLANO ETAL
ERNESTO A
1287 $200.00 359 RIVER OAKS
DR
54-060-086 ADAM DUNCAN
1294 $200.00 359 RIVER OAKS
DR
54-060-086 ADAM DUNCAN
1516 $250.00 APN- 61-120-005 61-120-005 BAINS REV 12 TR ETAL
1281 $1,250.00 703 WOODHURST
CT
53-261-012 BOND SANDRA
1297 $2,750.00 703 WOODHURST
CT
53-261-012 BOND SANDRA
1381 $1,000.00 703 WOODHURST
CT
53-261-012 BOND SANDRA
1349 $500.00 1470 WENDELL
WAY
51-422-006 BRIGGS ROBIN C
(EST OF)
1416 $750.00 73 NIELSON AVE 53-232-025 CHIMA JAGJIT S
1361 $1,250.00 998 B ST 52-093-010 CHRISTIAN
SCIENTIST – 1ST
CH
1425 $500.00 998 B ST 52-093-010 CHRISTIAN
SCIENTIST – 1ST
CH
1517 $250.00 APN 61-120-003 61-120-003 CLEAR CREEK TR
ETAL
1372 $1,000.00 288 TWIN RIVERS
DR
55-140-018 COOK STEPHENS
P
1411 $300.00 288 TWIN RIVERS
DR
55-140-018 COOK STEPHENS
P
1415 $600.00 288 TWIN RIVERS
DR
55-140-018 COOK STEPHENS
P
1420 $1,500.00 288 TWIN RIVERS
DR
55-140-018 COOK STEPHENS
P
PAGE 4 OF 7
4 01248.0001/995027.1
1418 $100.00 610 ROSALIND
AVE
52-183-003 CORTEZ REV LIV
18 TR ETAL
1358 $200.00 610 ROSALIND
AVE
52-183-003 CORTEZ REV LIV
18 TR ETAL
1481 $100.00 388 SHANGHAI
BEND RD
55-060-019 COYAZO MARIA L
1485 $200.00 388 SHANGHAI
BEND RD
55-060-019 COYAZO MARIA L
1367 $1,250.00 870 KIMBALL AVE 52-075-005 CRITCHFIELD
CYNTHIA
1278 $100.00 1680 VALLEY VIEW
DR
59-281-009 CUMMINGS
VINCENT/ARACELI
1365 $500.00 200 PARK AVE 53-252-013 DBC YUBA BSD
LLC
1374 $1000.00 200 PARK AVE 53-252-013 DBC YUBA BSD
LLC
1482 $500.00 1159
WOODWORTH
AVE
51-112-005 DE VARGAS
JARROD
1489 $1,000.00 1159
WOODWORTH
AVE
51-112-005 DE VARGAS
JARROD
1277 $1,000.00 1636 ROYO
RANCHERO DR
62-150-009 DARREN L
HOWELL
1288 $1,000.00 1636 ROYO
RANCHERO DR
62-150-009 DARREN L
HOWELL
1295 $1,000.00 1636 ROYO
RANCHERO DR
62-150-009 DARREN L
HOWELL
1466 $500.00 1636 ROYO
RANCHERO DR
62-150-009 DARREN L
HOWELL
1470 $500.00 1636 ROYO
RANCHERO DR
62-150-009 DARREN L
HOWELL
1276 $1,000.00 2229 SHADY LN 55-080-041 FORTNA RICHARD
W
1461 $200.00 2229 SHADY LN 55-080-041 FORTNA RICHARD
W
1468 $400.00 2229 SHADY LN 55-080-041 FORTNA RICHARD
W
1282 $500.00 741 REEVES AVE 52-213-005 GAINEY CHAE
CHA
1298 $500.00 741 REEVES AVE 52-213-005 GAINEY CHAE
CHA
1379 $500.00 741 REEVES AVE 52-213-005 GAINEY CHAE
CHA
1380 $500.00 741 REEVES AVE 52-213-005 GAINEY CHAE
CHA
1453 $100.00 741 REEVES AVE 52-213-005 GAINEY CHAE
CHA
1458 $200.00 741 REEVES AVE 52-213-005 GAINEY CHAE
CHA
1469 $500.00 741 REEVES AVE 52-213-005 GAINEY CHAE
CHA
1404 $500.00 529 B ST 52-312-009 GILL JAGDEEP S
1521 $250.00 529 B ST 52-312-009 GILL JAGDEEP S
1353 $2,000.00 474 ALEMAR WAY 51-461-016 HARTUNG
JEANETTE
1406 $500.00 474 ALEMAR WAY 51-461-016 HARTUNG
JEANETTE
1407 $1,000.00 474 ALEMAR WAY 51-461-016 HARTUNG
JEANETTE
PAGE 5 OF 7
5 01248.0001/995027.1
1484 $100.00 1636 ROYO
RANCERO DR
62-150-009 DAREN L HOWELL
1486 $200.00 1636 ROYO
RANCERO DR
62-150-009 DAREN L HOWELL
1493 $500.00 1636 ROYO
RANCERO DR
62-150-009 DAREN L HOWELL
1525 $250.00 335 GARDEN HWY 53-433-024 HUTCHINSON
FREDERCK G
1403 $500.00 510 COOPER AVE 52-283-013 JAMES M RATLIFF
1520 $250.00 510 COOPER AVE 52-283-013 JAMES M RATLIFF
1402 $500.00 APN 52-283-012 52-283-012 JAMES M RATLIFF
1519 $250.00 APN 52-283-012 52-283-012 JAMES M RATLIFF
1356 $1,000.00 1344 KEAN AVE 58-130-022 JAWANDA
RAVINDER
S/MANDEEP K
1550 $1,000.00 1344 KEAN AVE 58-130-022 JAWANDA
RAVINDER
S/MANDEEP K
1547 $250.00 444 GRAY AVE 52-114-015 JOHNSON JANICE
E ’88 TR ETAL
1321 $500.00 1177 BUTTE ST 51-321-015 JAGJIT POWAR
1417 $250.00 1177 BUTTE ST 51-321-015 JAGJIT POWAR
1510 $1,000.00 1177 BUTTE ST 51-321-015 JAGJIT POWAR
1456 $2,000.00 1159
WOODWORTH
AVE
51-112-005 JARROD DE
VARGAS
1491 $250.00 179 WOODBRIDGE
AVE
53-481-016 KENNEDY LLOYD
BRADFORD
1524 $250.00 179 WOODBRIDGE
AVE
53-481-016 KENNEDY LLOYD
BRADFORD
1363 $100.00 616 COLUSA AVE 52-156-018 KHAN ETAL NASIR
1354 $3,000.00 1593 HAYNE AVE 57-161-043 KHERA CHAIN S
1375 $1,000.00 1593 HAYNE AVE 57-161-043 KHERA CHAIN S
1549 $1,500.00 1593 HAYNE AVE 57-161-043 KHERA CHAIN S
1483 $100.00 1868 ALLEN CT 57-110-004 KING PATRESHA
1488 $200.00 1868 ALLEN CT 57-110-004 KING PATRESHA
1360 $200.00 900 OLIVE ST 52-156-011 LONG CASEY
1419 $100.00 900 OLIVE ST 52-156-011 LONG CASEY
1280 $900.00 557 OHLSON ST 51-444-008 LAURIE
FLECKENSTEIN
1460 $200.00 557 OHLSON ST 51-444-008 LAURIE
FLECKENSTEIN
1472 $700.00 557 OHLSON ST 51-444-008 LAURIE
FLECKENSTEIN
1500 $100.00 557 OHLSON ST 51-444-008 LAURIE
FLECKENSTEIN
1408 $500.00 53-500-044 53-500-044 MALHI FAM TR ET
1373 $500.00 546 UNIVERSITY
AVE
52-284-004 MILLER REV 19 TR
ETAL
1364 $250.00 2534 DRUMMOND
DR
55-080-001 MUNIZ ETAL
JESUS
1496 $100.00 3367 CANFIELD CT 62-180-044 OBERLIN
RAYMOND
G/RUTH A
25VIO-00141 $250.00 345 GARDEN HWY 53-433-022 HUTCHINSON
FREDERICK G
25VIO-00142 $250.00 509 S WALTON
AVE
57-011-004 SANGHA
JASWINDER
1523 $250.00 171 WILBER AVE 53-418-023 PAYNE BILLIE D
(EST OF) ET
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6 01248.0001/995027.1
1352 $100.00 580 ESTATES DR 57-273-011 PETERSON
GRANT J/JILL A
1495 $100.00 423 2ND ST 52-535-004 PETERSON AMIE
1300 $1,750.00 511 PARK AVE 52-294-010 RATLIFF GLEN H
1382 $3,500.00 511 PARK AVE 52-294-010 RATLIFF GLEN H
1296 $200.00 1940 LAMBERT CT 57-172-009 SALAZAR
JAVIER/MARIA I
1513 $250.00 2229 LIVE OAK
BLVD
51-580-020 SANGHA PALI S
ETAL
1378 $500.00 3334 JEFFERSON
AVE
62-210-006 SHERGILL
MUMTAZ R
1286 $200.00 881 KARNAIL CT 57-390-018 SINGH
DHARMINDER
1293 $400.00 881 KARNAIL CT 57-390-018 SINGH
DHARMINDER
1376 $1,000.00 881 KARNAIL CT 57-390-018 SINGH
DHARMINDER
1414 $1,000.00 1674 TRACY DR 56-173-007 SINGH JAGTAR ET 1362 $1,750.00 410 DORMAN AVE 53-442-004 SKOFIELD DAVID S
1421 $750.00 410 DORMAN AVE 53-442-004 SKOFIELD DAVID
S
1454 $250.00 1636 ROYO
RANCHERO DR
62-150-009 DAREN L HOWELL
1463 $250.00 1636 ROYO
RANCHERO DR
62-150-009 DAREN L HOWELL
1285 $100.00 466 DEL NORTE
AVE
51-361-013 UNITY F
PROPERTIES LLC
359 $200.00 860 OLIVE ST 52-183-004 WEST CURTIS E
1422 $100.00 860 OLIVE ST 52-183-004 WEST CURTIS E
1329 $250.00 1371 FRANKLIN
AVE
58-120-004 YUBA CROSSINGS
LLC
1401 $500.00 1371 FRANKLIN
AVE
58-120-004 YUBA CROSSINGS
LLC
1465 $2,000.00 1159 Woodworth
Avenue
51-112-005 JARROD DE
VARGAS
SECTION 3. These amounts remain unpaid. A special assessment and lien in these amounts shall be placed against each of the properties identified within Section 2 of this Resolution pursuant to Municipal Code Section 4-8.709(f); the special assessments shall further accrue penalties and fines until the special assessment is paid in full.
SECTION 4. The Interim City Manager, or designee, is hereby authorized to place additional special assessments on the properties identified within Section 2 of this Resolution as may be needed to secure payment of the unpaid administrative penalties and/or costs being further incurred by the City.
SECTION 5. The Interim City Manager is directed to take all action necessary to implement this Resolution.
SECTION 6. The City Clerk shall certify the passage and adoption of this Resolution and enter it into the book of original Resolutions. This Resolution shall be effective immediately upon passage and adoption.
PAGE 7 OF 7
7 01248.0001/995027.1
I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 7th day of July, 2026, by the following vote:
AYES: ______________________________________________________________ NOES: ______________________________________________________________ ABSTAIN: ___________________________________________________________ ABSENT: ____________________________________________________________
CITY OF YUBA CITY
By:
__________________________
Marc Boomgaarden, Mayor
ATTEST:
_________________________
Ciara Wakefield
City Clerk
APPROVED AS TO FORM:
By: _____________________________
Shannon L. Chaffin, City Attorney
Aleshire & Wynder, LLP
I, ______________________________, City Clerk of the City of Yuba City, California, DO HEREBY CERTIFY that the foregoing is a true and accurate copy of the Resolution passed and adopted by the City Council of the City of Yuba City on the date and by the vote indicated herein.
Attachment 2
01248.0011/963914.1
05/07/2026
«OWNER_NAME»
«OWNER_ADDRESS»
«OWNER_CITY», «OWNER_STATE», «OWNER_ZIP»
PROPERTY ADDRESS OF
«PROPERTY_ADDRESS»
PARCEL #«APN»
NOTICE OF UNPAID ADMINISTRATIVE CITATIONS
«OWNER_NAME»
Greetings,
Pursuant to Municipal Code Section 4-8.709 ‘Special Assessment and Lien’, notice is hereby provided to you.
The purpose of sending this 05/07/2026 with a copy of the enclosed invoice is to notify you of administrative citation(s) that was(were) written with reference to a Code Enforcement action at the address referred to on the invoice. The citation invoice needs to be paid soon, as City staff is preparing to take any unresolved citation invoices before City Council for consideration of filing a Special Assessment and Lien in the amount of unpaid citation(s), which would then be added to the annual property taxes for the identified property.
If there are questions regarding the citation or processes involved, please contact City Code Enforcement Staff at (530)822-4703.
Agenda Item 13
CITY OF YUBA CITY
STAFF REPORT
Date: July 7, 2026
To: Honorable Mayor & Members of the City Council;
From: Utilities Department
Presentation By: Phil Marler, Utilities Director
Summary
Subject: Utilities 2026-2031 Industrial Wastewater Rate Schedule Recommendation: Adopt a Resolution establishing the industrial wastewater service rate schedule for Fiscal Years 26/27 through 30/31,and affirming the adoption of all water and sewer rates consistent with the previously approved Proposition 218 maximums Fiscal Impact: If proposed rate schedule is approved, the wastewater revenue changes would adequately fund projected operations, maintenance, and capital improvement for the upcoming five (5) fiscal years, including the financial obligations of any loans and bonds associated with the Outfall Diffuser Replacement Project Purpose:
To adopt a five-year wastewater service rate schedule for Significant Industrial Users (SIUs), aligning with the results of the Proposition 218 process wastewater rate studies.
Strategic Focus Area:
This item addresses Council’s strategic foci of Fiscal Responsibility and Infrastructure by providing the necessary cost recovery to support the services, operations, maintenance, labor, and capital improvement of the City’s wastewater system.
Background:
The City’s utilities service rates and fees are intended to fully recuperate costs to deliver water and wastewater services, operations, and infrastructure via self-funded enterprise funds. In order to develop and propose rate maximums for a five-year projection, local agencies are required to provide a documentary record as evidence of the fiscal requirements, send a Notice to impacted property owners and customers-of-record, and conduct a Proposition 218 public protest hearing per California statute.
The Proposition 218 protest hearing was conducted at the regularly scheduled City Council meeting on May 19, 2026, it did not receive a majority protest per the City Clerk’s tabulations, and the rate maximums recommended in the utilities rate studies and enumerated on the Proposition 218 Notice were adopted (Exhibit 1A).
Analysis:
The fee schedule recommended by the utilities rate studies and approved via the Proposition 218 process set a maximum limit on the amount that can be charged; the City Council retains the authority to adopt reduced rates as appropriate to match actual costs and revenues received. Rate schedules for the next five (5) years were adopted by Resolution for all water customers and all wastewater customers, except industrial wastewater users, at the June 16, 2026 Council meeting, matching the maximum schedule prepared in the rate studies. This schedule provides the reliable revenue stream to fund the identified critical capital and operational needs and is based on current projections and industry conditions.
As the City concludes this process, the final step is to approve the rates for the industrial user class within the Proposition 218 caps previously approved by the City Council. With regard to industrial users, the 2026 wastewater rate study updated the methodology for this user class for capital and debt service. Even though the rate caps have already been approved, City staff and financial consultants continue to assess information as it is received to evaluate and confirm that the rates are appropriate for all users, including industrial users. Downward rate adjustments may occur in the future if warranted due to capital project estimates, cost of chemical expenses, levels of discharge, etc. Based on all current information, Staff and financial consultants recommend the City Council adopt rates for industrial users consistent with those set by the approved Proposition 218 caps. (Attachment 1.) To facilitate implementation, Staff is also recommending that all previously approved actions be affirmed, including residential and commercial rates and the Proposition 218 cap, so that all relevant utility rate information can be consolidated and more easily located by the public.
City staff will continuously monitor the enterprise fund revenues and expenditures throughout the fiveyear period to ensure that rates are appropriately set and could return to recommend amending the rate schedule for any or all user classes if warranted. Staff will continue to pursue alternative grant and loan funding from state and federal agencies for large capital infrastructure projects and other major expenditures, which could offset the revenue required from service rates.
Fiscal Impact:
The proposed industrial wastewater rate schedule and subsequent revenue would adequately fund projected operations, maintenance, and capital improvement for the next five (5) fiscal years.
Implementation for the Year 1 rates is scheduled for November 1, 2026, to align with the water and wastewater rates for all other user categories approved on June 16, 2026. This item has been incorporated into the Fiscal Year 26/27 operating and Capital Improvement Program budgets for wastewater as approved by Council on June 16th.
Alternatives:
1. Direct staff to modify the recommended rate schedule amounts or implementation dates for industrial wastewater customers.
2. Do not adopt new rate schedules and keep industrial wastewater service rates at the current levels.
These alternatives would prevent the City from meeting the State Revolving Fund loan approval timeline for construction of the mandated Outfall Diffuser Replacement Project, in addition to underfunding the projected overall wastewater enterprise fund needs.
Recommendation:
Adopt a Resolution establishing the industrial wastewater service rate schedule for Fiscal Years 26/27 through 30/31, inclusive, in line with the approved Proposition 218 maximums.
Attachments:
1. Resolution - Utilities Industrial Wastewater Rate Schedule 2026-2031
2. Exhibit 1A - Utilities Proposition 218 Maximums 2026-2031
3. Exhibit 1B - YC Fee Schedule IV. Public Works - Water and IX. Sewer Eff. Nov 1 2026 Prepared By: Submitted By:
Scarlett O. Harris
Utilities Administrative Manager
Robert Bendorf
City Manager
ATTACHMENT 1
RESOLUTION NO. 26-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY ESTABLISHING THE
SIGNIFICANT INDUSTRIAL USER WASTEWATER RATE SCHEDULE FOR FISCAL YEARS 26/27 THROUGH 30/31, INCLUSIVE, AND AFFIRMING THE ADOPTION OF ALL WATER
AND SEWER RATES
WHEREAS, the City Council adopted Water and Wastewater Rate Studies and initiated a Proposition 218 process to establish the recommended utility service rate maximums on March 17, 2026; and
WHEREAS, the City mailed notices of a proposed public hearing on the study and water rates at least 45 days prior to the hearing on May 19, 2026; and WHEREAS, pursuant to California Government Code 53756, the City Council held a protest public hearing was held on May 19, 2026, in which the City Clerk received and tabulated the protests and determined that there was not a majority protest of the proposed water and wastewater service rate adjustments; and
WHEREAS, the City Council adopted the service rate maximums as approved through said Proposition 218 process, as enumerated in Exhibit 1A to this Resolution; and WHEREAS, the City currently provides wastewater services to six (6) Significant Industrial Users, as defined in Chapter 5 (Wastewater Collection and Treatment) of Title 6 of the Yuba City Municipal Code in accordance with the State Water Resources Control Board, whose service rate structure was included in the Wastewater Rate Study and Proposition 218 process; and
WHEREAS, the Utilities Department has further evaluated the rate schedule recommendations for the industrial user category to incorporate additional data captured subsequent to the completion of the Wastewater Rate Study; and
WHEREAS, Chapter 5 (Wastewater Collection and Treatment) of Title 6 of the Yuba City Municipal Code provides the City Council with the authority to set wastewater service rates by Resolution within the maximums established through the Proposition 218 process.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Yuba City as follows:
Section 1. The City reaffirms that the Proposition 218 maximum limits for utilities service rates are as adopted by City Council and enumerated in Exhibit 1A attached to this Resolution, including those for industrial wastewater customers, and are incorporated herein by reference.
Section 2. The wastewater utility service rate schedule for industrial users for Fiscal Years 26/27 through 30/31, inclusive, shall be as follows:
Year 1
Nov 1, 2026
Year 2
Nov 1, 2027
Year 3
Nov 1, 2028
Year 4
Nov 1, 2029
Year 5
Nov 1, 2030
Industrial
Volume
($/MG)
$7,761.06 $8,925.22 $9,549.98 $10,218.48 $10,678.31
TSS ($/lbs) $0.418 $0.480 $0.514 $0.550 $0.574
BOD ($/lbs) $0.428 $0.492 $0.527 $0.564 $0.589
Section 3. These rates shall go into effect each November 1st as scheduled unless superseded or amended by future Council Resolution.
Section 4. The adopted rate structure and schedule shall nullify or supersede any existing or prior rates, fees, and agreements with any or all Significant Industrial Users. The Council also affirms the adoption of all prior water and sewer rates as set forth in Exhibit 1B, which is incorporated herein, which rates are consistent with the City Council adopted service rate maximums as approved through said Proposition 218 process.
Section 5. The City Council amends Section IV. Public Works – Water and Section IX.
Sewer of the User Fee Schedule for Fiscal Year 26/27 as attached in Exhibit 1B and incorporated herein, which shall take effect on November 1, 2026, and directs the Finance Director to effectuate the same.
Section 6. This Resolution adopts, modifies, amends, and/or approves fees and charges for water and sewer service. Any judicial action or proceeding to attack, review, set aside, void, validate, or annul this Resolution, or the water or sewer service rates, fees, charges, or rate methodology adopted, modified, amended, or approved by this Resolution, shall be commenced within 120 days of the effective date of this Resolution.
The foregoing Resolution was duly and regularly introduced, passed and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 7th day of July 2026.
AYES:
NOES:
ABSENT:
Marc Boomgaarden, Mayor
ATTEST:
Ciara Wakefield, City Clerk
APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Attachments:
1. Exhibit 1A – Proposition 218 Utility Service Fee Maximums
2. Exhibit 1B – FY 26/27 User Fee Schedule Sections IV. Public Works – Water and IX.
Sewer Effective November 1, 2026
EXHIBIT 1A
UTILITIES PROPOSITION 218 MAXIMUMS 2026-2031
The below Proposition 218 maximum service rates for City water and wastewater were adopted following a protest hearing on May 19, 2026, which did not receive a majority protest.
WATER SYSTEM SERVICE RATES
HCF
Included Year 1 Year 2 Year 3 Year 4 Year 5
Base Rate
1” & less 15 $50.67 $57.76 $60.65 $63.68 $65.59
1.5” 30 $93.56 $106.65 $111.99 $117.59 $121.11
2” 60 $179.34 $204.45 $214.67 $225.41 $232.17
3” 240 $694.06 $791.23 $830.79 $872.33 $898.50
4” 480 $1,380.34 $1,573.59 $1,652.27 $1,734.89 $1,786.93 6” 900 $2,581.34 $2,942.72 $3,089.86 $3,244.35 $3,341.68 8” 2,100 $6,012.76 $6,854.54 $7,197.27 $7,557.14 $7,783.85 Commodity
Charges
All ($/HCF) $2.36 $2.68 $2.82 $2.96 $3.05
WASTEWATER SYSTEM SERVICE RATES
Year 1 Year 2 Year 3 Year 4 Year 5
Residential
Single Family* $67.28 $77.37 $82.78 $88.58 $92.56
Multi Family $53.82 $61.89 $66.23 $70.86 $74.05
Commercial
Base Rate $67.28 $77.37 $82.78 $88.58 $92.56
C1 ($/HCF) $3.89 $4.47 $4.78 $5.12 $5.35
C2 ($/HCF) $4.41 $5.07 $5.42 $5.80 $6.07
C3 ($/HCF) $7.04 $8.09 $8.66 $9.26 $9.68
Schools
($/ADA) $31.31 $36.00 $38.52 $41.22 $43.07
Industrial
Volume
($/MG)
$7,761.06 $8,925.22 $9,549.98 $10,218.48 $10,678.31
TSS ($/lbs) $0.418 $0.480 $0.514 $0.550 $0.574
BOD ($/lbs) $0.428 $0.492 $0.527 $0.564 $0.589
*Includes Stonegate customers
EXHIBIT 1B
Effective (unless otherwise noted) Effective (unless otherwise noted) July 1, 2026 November 1, 2026
Feb 2026 CPI 2.40% 2.4%
Fee Fee
Changes in Meter Size Yuba City Municipal Code Sec. 6-6.09.(d) Not to Exceed 1/2 of Current Cost of Replaced Meter Not to Exceed 1/2 of Current Cost of Replaced Meter Fire Hydrant Relocation Yuba City Municipal Code Sec. 6-6.13.(b) Actual Cost Actual Cost The following Public Works Water Fees are based on the Engineering News-Record Index:
April, 2026 index = 0.02600 0.02600
Water Service 1" Installation No Meter 5,641.63 5,641.63 Water Service 1-1/2" Installation No Meter 6,827.23 6,827.23 Water Service 2" Installation No Meter 7,277.53 7,277.53 Water Meter 1" (cellular head) 764.24 764.24
Water Meter 1-1/2" (cellular head) 1,035.51 1,035.51
Water Meter 2" (cellular head) 1,334.33 1,334.33
Dual Water Meter 1" (cellular head) 968.04 968.04
Relocation of Existing Water Meter (cellular head) 1,330.20 1,330.20 Fire System Flow Test 341.49 341.49
Hot Tap 4" 5,870.19 5,870.19
Hot Tap 6" 6,145.59 6,145.59
Hot Tap 8" 6,774.92 6,774.92
Hot Tap 10" 8,373.64 8,373.64
Extension Charges - R-1 and R-2 per front foot** 39.87 39.87 Extension Charges - All others per front foot** 43.01 43.01 **Denotes that the fee includes a $4 surcharge per front foot for fire hyrdrant installations where the City has installed, or plans to install, street fire hydrants serving the property.
Water Connection - 1" 25 GPM Max Continuous Flow (Factor 1.00) 9,573.12 9,573.12 Water Connection - 1-1/2" 50 GPM Max Continuous Flow (Factor 2.00) 19,146.24 19,146.24 Water Connection - 2" 100 GPM Max Continuous Flow (Factor 4.00) 38,292.50 38,292.50 Water Connection - 3" 400 GPM Max Continuous Flow (Factor 16.00) 153,170.01 153,170.01 Water Connection - 4" 800 GPM Max Continuous Flow* (Factor 32.00) 306,339.96 306,339.96 Water Connection - 6" 1500 GPM Max Continuous Flow* (Factor 60.00) 574,387.71 574,387.71 Water Connection - 8" 3500 GPM Max Continuous Flow* (Factor 140.00) 1,340,237.62 1,340,237.62 *Compound meter
Meter Test Deposit 77.12 77.12
After Hours Service Charge 142.00 142.00
Delinquency Charges Calculated on amount of outstanding bill (whichever is greater) $10 or 10% $10 or 10% Temporary Service Deposit per inch of service desired 151.49 151.49 Fire Hydrant Use
Connection and Removal of Meter 88.17 88.17
Move Meter to Different Hydrant 88.17 88.17
Deposit for Usage Charge 265.80 265.80
Deposit for Damage to Meter 1,293.16 1,293.16
Min Monthly Usage - Metered 5,000 CF at current rate 5,000 CF at current rate Min Monthly Usage - Flat 88.17 88.17
Application for Backflow Tester 77.12 77.12
Backflow Test Tags Per tag 11.00 11.00
Air Gap Inspection/Sticker Per vehicle/equipment piece 77.12 77.12 Water Service Disconnection Disconnect service (for non-payment) 80.00 80.00 Meter lock-off (continued non-payment and/or illegal use) 97.00 97.00 Meter removal (continued non-payment and/or illegal use) 160.00 160.00 After hours reconnection 163.00 163.00
Notice served in lieu of disconnect (plus delinquency chrg) 51.00 51.00 Water Service Charges
Monthly Baseline Water Rates Rate for base allotment in hundred cubic feet based on meter size 1" 42.59 50.67
1 1/2" 85.18 93.56
2" 170.39 179.34
3" 681.53 694.06
4" 1363.08 1,380.34
6" 2555.74 2,581.34
8" 5963.42 6,012.76
Water Flow Rates Per Excess HCF 2.14 2.36
Hillcrest Monthly Surcharge
Former Hillcrest Water System 20-year SRF loan per Res 10-114 Up to 1" 13.57 13.57
1 1/2" 27.14 27.14
2" 54.28 54.28
3" 173.70 173.70
4" 312.11 312.11
6" 578.50 578.50
Cross-connection or other provisions/regulation violations First Violaiton - Written Warning No Charge No Charge * Second Violation - $50 surcharge on next bill 50.00 50.00 * Third Violation - $100 surcharge on next bill 100.00 100.00 * Fourth and Subsequent Violations - $250 surch. on next bill 250.00 250.00 * Cross-connection or other provisions/regulation violations First Violaiton - Written Warning No Charge No Charge * Second Violation - $50 surcharge on next bill 500.00 500.00 * City of Yuba City Fee Schedule
IV. PUBLIC WORKS--WATER (Service rates effective July 1, 2026 with council review on June 16th and proposed increases on November 1st)
Effective (unless otherwise noted) Effective (unless otherwise noted) July 1, 2026 November 1, 2026 City of Yuba City Fee Schedule Third Violation - $100 surcharge on next bill 5,000.00 5,000.00 * * Denotes no COLA
Fee Fee
Sewer Connection Charges
Residential Single family users (per unit) 65.23 65.23
Multi-dwelling users (no credit for vacancy, per unit) 52.20 52.20 Schools Schools, per student, per year* 29.96 29.96
*Avg. Daily Attendance (ADA) for past school year for number of students.
Commercial Base Rate C1 (Retail, Doctor, Church, Barber, Fitness, Theater, etc.) 65.23 Base Rate C2 (Auto Sales, Motel, Auto Shop, Dry Cleaners, etc.) 73.40 Base Rate C3 (Fast food, Bakery, Deli, Restaurant, Market, Gas, etc. 88.89 Flow Charge (per 100 cubic feet) 2.57
Minimum 26.48
Commercial Commercial base rate 65.23
Flow rate C1 (Retail, Doctor, Church, Barber, Fitness, Theater, etc.) 73.40 Flow rate C2 (Auto Sales, Motel, Auto Shop, Dry Cleaners, etc.) 88.89 Flow rate C3 (Fast food, Bakery, Deli, Restaurant, Market, Gas, etc.) 2.57 Septage Waste Disposal WWTF Septic Tank Truck Discharge (per gallon) 0.10 0.10 Minimum Charge per Dump (equal to 400 gallons) 40.00 40.00 Septic Hauler Permit Application - New Hauler 150.00 150.00 Septic Hauler Permit Application - Annual Renewal 100.00 100.00 Large Industrial User Charges Wastewater (per million gallons) 3,763.63 7,761.06 Total suspended solids (per pound) 0.290 0.418
Biochemical demand (per pound) 0.385 0.428
Capital replacement charge (annual) - Sunsweet Growers 35,304.00 Capital replacement charge (annual) - Yuba City Cogeneration 600.00 Capital replacement charge (annual) - Valley Fine Foods 1,848.12 Capital replacement charge (annual) - Greenleaf II, Calpine (each) 600.00 Debt service charge (annual) - Sunsweet Growers 7,680.00 Debt service charge (annual) - Yuba City Cogeneration 790.27 Debt service charge (annual) - Valley Fine Foods 562.94 Debt service charge (annual) - Greenleaf II, Calpine (each) 1,126.66 Wastewater Discharge Permit Application fee for discharge permit application 250.00 250.00 Application Fee
Wastewater Discharge Permit
Annual Fee Non-Significant Categorical Industrial User 678.18 678.18 Permitted Industrial User 1,077.73 1,077.73
Groundwater Remediation 1,077.73 1,077.73
Significant Industrial User* 1,724.38 1,724.38
* Industrial Users with more than one (1) wastewater effluent discharge monitoring point shall be assessed an additional $500.00 annual fee per additional monitoring point.
Administrative Enforcement Fines Failure to submit discharge permit application by NOV deadline 500.00 500.00 Failure to submit discharge permit renewal by NOV deadline 500.00 500.00 Failure to meet schedule set forth in Administrative Order for discharge permit application or renewal 750.00 750.00 Failure to submit report by NOV deadline 500.00 500.00
Submittal of chronically late or unacceptable reports 500.00 500.00 Failure to comply with sampling/monitoring requirements of NOV and/or Warning Letter 750.00 750.00 Failure to comply with pretreatment, sampling, or monitoring equipment installation/maintenance requirements of NOV and/or Warning Letter 750.00 750.00 Publication of significant non-compliance (SNC) 750.00 750.00 Frequent (insignificant) exceedences of discharge limit 500.00 500.00 Failure to comply with FOG program NOV requirements 500.00 500.00 The following Sewer Fees are based on the Engineering News-Record Index:
April, 2026 index = 0.03 2.60%
Sewer Connection Charges Single family residential (per unit) 7,227.53 7,227.53 Multi-dwelling users (per unit) 6,504.44 6,504.44
Commercial and industrial users (per fixture unit) 293 293 Sewer Extension Charges Per front foot 44 44
West Yuba City Sewer Trunk Line Pease Road to the north, Bogue Road to the south, Township Road to the west and variable locations, west of State Route 99, to the east.
Residential (per lot) 2,188.56 2,188.56
Commercial (per fixture unit) 87.46 87.46
The foregoing special connection fee shall be in addition to and over and above all other sewer connection, extension, and service fees and charges provided for in this article and each section and subsection thereof of the Yuba City Municipal Code.
IX. SEWER (Service rates effective July 1, 2026 with council review on June 16th and proposed increases on November 1st)
Agenda Item 14
CITY OF YUBA CITY
STAFF REPORT
Date: July 7, 2026
To: Honorable Mayor & Members of the City Council;
From: Police Department
Presentation By: James Runyen, Police Chief
Summary
Subject: COPS Grant Purchases FY 25/26
Recommendation:
A. Conduct a Public Hearing and after consideration;
B. Adopt a Resolution authorizing receipt, allocation and expenditure of the FY 2025-2026 State of California Citizens' Option for Public Safety Grant (COPS Grant)
C. Authorize the Finance Director to make budget adjustments as necessary
Fiscal Impact: Approximately $260,000 to account 277-43415 (State Grant Law EnforcementEquipment). Authorize the Finance Director to make a supplemental budget appropriation for grant revenues to 227-43415 and for grant expenditures, $43,000 to 2270-69201 and $7,000 to 2270-63801. This amount includes a 10% contingency due to no formal bids in place. No City match required Purpose:
To secure additional funding to be used toward the prevention and reduction of crime and violence.
Council Strategic Goal:
The acceptance and expenditure of these State Funds falls in line with the City Council’s Strategic Goal Safe Communities.
Background:
Each year, dependent upon state budget priorities, funds may be allocated to law enforcement agencies to assist in carrying out priorities as established by the Chief of Police (or the Sheriff in unincorporated areas or contract cities). Over the last several years, monies have been made available through the State of California to local law enforcement entities in the form of Citizens’ Option for Public Safety (COPS) grant.
This past year the Yuba City Police Department will receive approximately $260,000. The State
Government Code restricts the money to be used for front line law enforcement purposes and may not be used to supplant any existing law enforcement services provided by the City. The funds from this grant are not required to be utilized in full each year. As a result, there is a fund balance of $717,031.91 as of June 16, 2026.
Analysis:
The Police Department has traditionally utilized funding obtained in this grant for the major approval expenditure category of technology advancements, critical patrol safety equipment, community outreach efforts, and infrastructure improvements for the benefit of frontline law enforcement delivery to the citizens of our community. Funding directions are based upon needs assessments from the Department management group in consultation with the rank-and-file employees. Prior years expenditures have been for such items as: Complete infrastructure upgrade of the police radio system inclusive of acquisition of a secondary repeater radio frequency and related equipment, the Sutter Buttes Radio Interoperability Project Phase One, Emergency Operations Center retrofit, a total service weapon upgrade for all officers, equipping all patrol vehicles with mobile data terminals integrated with the Police Communications Center, required upgrades in the Fire/Police Computer Aided Dispatching System, upgrades to our Tactical Combat Casualty Care (TCCC) program, Patrol Drones, and a TruNarc drug testing machine for seized controlled substances. This list is not inclusive, but just a few of the items purchased over the years.
Due to the fund balance currently on hand, the department recommends making the following purchases:
Patrol Related Items
• Bleeding Simulator for TCCC (Tactical Combat Casualty Care) Program $7,200 • AI Report Writing software for patrol officers and detectives$15,000 • Movable pop-up building structure for building clearance training$4,200 Dispatch
• AI training tool program for Public Safety Dispatchers$5,000 SWAT
• Night Vision and laser illumination for SWATOfficers $7,500 Investigations
• Additionalcomputer monitors for Special Investigations Unit (3)$1,000 Infrastructure Improvement
• PRA and report distribution software$5,500
TOTAL: $50,000 (Includes a 10% contingency)
Items listed total approximately $50,000. Any remaining money can be used as a contingency since these are approximate numbers and not based on competitive bids, at this time, or additional items that
are identified at a later date for use by the department. Additional allocated funds can be carried over into the next fiscal year or expended for items frontline law enforcement uses, community outreach efforts and related infrastructure/technology improvements as might be deemed appropriate by the Chief of Police consistent with the practice and Council policy of this and previous years.
Fiscal Impact:
Approximately $260,000 to account 277-43415 (State Grant Law Enforcement-Equipment). Authorize the Finance Director to make a supplemental budget appropriation for grant revenues to 227-43415 and for grant expenditures, $43,000 to 2270-69201 and $7,000 to 2270-63801. This amount includes a 10% contingency due to no formal bids in place. No City match required.
Alternatives:
Reject the FY 2025-2026 Public Safety Grant (COPS Grant) purchase recommendations and provide alternative direction to staff
Recommendation:
A. Conduct a Public Hearing and after consideration;
B. Adopt a Resolution authorizing receipt, allocation and expenditure of the FY 2025-2026 State of California Citizens' Option for Public Safety Grant (COPS Grant) C. Authorize the Finance Director to make budget adjustments as necessary Attachments:
1. Attachment A COPS Grant Staff Report 2025-2026
Prepared By: Submitted By:
Jim Runyen
Chief of Police
Robert Bendorf
City Manager
ATTACHMENT A
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY
AUTHORIZING RECEIPT, ALLOCATION AND EXPENDITURE, OF
THE FY 2025-2026 STATE OF CALIFORNIA CITIZENS’ OPTION
FOR PUBLIC SAFETY GRANT (COPS GRANT)
BE IT RESOLVED AND ORDERED BY THE CITY COUNCIL OF THE CITY OF YUBA CITY AS FOLLOWS:
That the City, through the Chief Financial Officer and the Chief of Police, accept, account for, track, allocate and expend as directed the FY 25/26 California Citizens’ Option for Public Safety Grant. It is acknowledged the Citizens’ Option funding would be in the amount of approximately $260,000. It is recognized there is no cash match requirement.
That said expenditures be in accordance with grant guidelines, specifically in the area of frontline law enforcement uses, community outreach efforts and related infrastructure/technology improvements as might be deemed appropriate by the Chief of Police consistent with the practice and Council policy of this and previous years.
That said purchases be in accordance with State of California and City of Yuba City purchasing guidelines.
That the Chief Financial Officer be given authority to adjust the budget as required for grant purposes.
The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 7th day of July 2026.
AYES:
NOES:
ABSENT:
ATTEST:
Marc Boomgaarden, Mayor
Ciara Wakefield, City Clerk
APPROVED AS TO FORM:
___________________________
Shannon L. Chaffin, City Attorney
Aleshire & Wynder, LLP
Agenda Item 15
CITY OF YUBA CITY
STAFF REPORT
Date: July 7, 2026
To: Honorable Mayor & Members of the City Council;
From: Development Services Department
Presentation By: Doug Libby, Development Services Director Summary
Subject: Development Services Fee Update
Recommendation: A. Conduct a Public Hearing to receive comments on a proposed Development Services – Planning and Building Fee Schedule Update and after consideration; B. Adopt a Resolution amending the Schedule of Fees and Charges for Planning and Building Services beginning fiscal year 26/27
Fiscal Impact: Proposed fee updates will provide necessary cost-recovery for services provided by the Building and Planning divisions
Purpose:
To consider an update to the Development Services Building and Planning fees to recover City costs of providing services
Council’s Strategic Focus Areas:
This item addresses Council’s Strategic Focus of Fiscal Responsibility by providing necessary costrecovery to support required building and planning services.
Background:
The City’s Development Services Department provides necessary planning entitlement and building permitting services to residents and developers within the City.
The Department’s Planning Fee Schedule was adjusted last year for the first time since 2001 to better provide necessary cost-recovery, and during this fiscal year, Staff have identified additional services that have been provided both historically and currently, where costs have not been recouped through fees.
Analysis:
To determine the proposed fee update amounts, staff analyzed the actual costs of staff time required to complete the applications, permits, and inspections. These numbers can be found in Exhibit A of Attachment 2, which is not a comprehensive list of Development Services fees but rather only the fees proposed to be adjusted. In addition to fee updates, staff recommends adding in fee categories under Development Plans that were removed during last year’s update but later determined to be relevant.
These categories provide a better scale of fees to be charged that directly relate to the projects to be completed. Updates to two fees in the Building category were derived from requirements of State or International Code Council (ICC) building codes, and the cost of staff time to complete the permitting process for each. The proposed fee updates can be viewed in the Development Services – Planning and Building Proposed Fee Update attachment. If approved, the fees will be effective August 1, 2026.
Fee categories to be created and/or updated include the following:
o Re-establish development plan review fee
o Establish fees for address changes for commercial uses and assigning addresses for new subdivisions
o Establish fees for water efficient landscaping review and inspection for compliance with State law
o Establish fee for Alcoholic Beverage Control (ABC) licensing — Finding of Public Convenience and Necessity
o Establish fee that consultant prepared environmental documents (CEQA) will be prepared at cost
o Confirm statutory residential solar fee and City residential fire sprinkler fee The fee update Public Hearing was originally noticed in the Appeal Democrat on June 6, 2026, and noticed again with a rescheduled Public Hearing date on June 23, 2026, with data made available to any interested parties at the City Clerk’s office.
Fiscal Impact:
Proposed fee updates will provide necessary cost-recovery for services provided by the Building and Planning divisions.
Alternatives:
Provide Staff with alternative direction related to updating Development Services fees.
Recommendation:
A. Conduct a Public Hearing to receive comments on a proposed Development Services – Planning and Building Fee Schedule Update and after consideration; B. Adopt a Resolution amending the Schedule of Fees and Charges for Planning and Building Services beginning fiscal year 26/27.
Attachments:
1. Attachment 1 - Resolution - Development Services Fee Schedule Update
2. Attachment 2 - Proposed Fee Updates
Prepared By: Submitted By:
Shannon Sardo
Administrative Analyst
Robert Bendorf
City Manager
ATTACHMENT 1
RESOLUTION NO. _________
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY
AMENDING THE SCHEDULE OF FEES AND CHARGES FOR DEVELOPMENT SERVICES
BUILDING AND PLANNING SERVICES
WHEREAS, the City’s Development Services Department provides planning entitlement and building permitting services; and
WHEREAS, the Fee Schedule is adjusted annually for inflationary changes and as needed for changes to services offered by the City; and
WHEREAS, since the fee update in 2025, Staff have identified additional services which the Department provides for Planning and Building services that do not receive necessary cost recovery; and
WHEREAS, Development Services staff has reviewed and conducted analysis on actual costs for staff time, application processing, and inspection services associated with proposed fee updates; and
WHEREAS, the recommended changes to the Fee Schedule are fair and reasonable for customers and provide appropriate cost recovery for the Development Services operating budget, and require an amendment to the Planning and Building Fee Schedule.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Yuba City as follows:
1. The City Council authorizes the Finance Director to amend Section I. Development Services - Planning and Section II. Development Services – Building of the User Fee Schedule for Fiscal Year 26/27 as attached in Attachment 2 and incorporated herein.
2. The City Council resolves that the amended User Fee Schedule for planning shall take effect on August 1, 2026.
3. The City Council authorizes the Finance Director to apply a Consumer Price Index inflation factor to Section I. Development Services – Planning and Section II. Development Services - Building annually at the beginning of each fiscal year, rounded to the nearest dollar.
The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 7th day of July 2026.
AYES:
NOES:
ABSENT:
________________________________
Marc Boomgaarden, Mayor
ATTEST:
________________________
Ciara Wakefield, City Clerk
APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:
______________________________
Shannon L. Chaffin, City Attorney
Aleshire & Wynder, LLP
ATTACHMENT 2
Proposed Fee Updates
(effective 8/1/26)
0.02 Fee
Use Permits
Temporary Use Permit 210.00
Development Plans
(removed last year, to be added
back)
Staff Review
(removed last year, to be added
back)
Single Family, Duplex, Four-plex
61.18 (removed last year, to be added
back)
Multi-family Residence
138.77
(removed last year, to be added
back)
plus $6/unit over 4
(removed last year, to be added
back)
Commercial, Office 10,000 sq. ft. or less
292.49
(removed last year, to be added
back)
Commercial, Office 10,000 sq. ft. or more
583.48
(removed last year, to be added
back)
Industrial 10,000 sq. ft. or less
138.77
(removed last year, to be added
back)
Industrial 10,000 sq. ft. or more
292.49
Addressing Commerical Address 76.80
New Subdivision 210.00
Water Efficient Landscaping Residential Unit 186.25
(review and inspection) Commerical 302.75
Consultant-prepared document at-cost
Alcoholic Beverage Control Finding of Public Convenience and Necessity 210.00 Fee
Residential Solar Permit Fee 554.50
Residential Fire Sprinkler Fee 427.50
City of Yuba City Fee Schedule
I. DEVELOPMENT SERVICES – PLANNING
California Environmental Quality Act
II. DEVELOPMENT SERVICES – BUILDING
EXHIBIT A
Planning and Building Fee Updates 2026 - Staff Time Actual Costs Hours Total Cost
Associate Planner Building Official Building Inspector
$70/hr $93/hr $68/hr
Fee/Task Temp Use Permit 3 $ 210.00
CEQA Document at-cost
Substantial Conformance Map 2.5 $ 175.00
Final Map Review 2 $ 140.00
Addressing - Commercial Address zoning clearance
Addressing - New Subdivision 1 $ 70.00
Water Efficient Landscaping:
Residential Unit 1 1.25 $ 186.25
Commerical 2 1.75 $ 302.75
Alcoholic Beverage Control Finding 3 $ 210.00
Residential Solar Permit Fee 4.5 2 $ 554.50
Residential Fire Sprinkler Fee 3.5 1.5 $ 427.50