HomeMy WebLinkAboutMINUTES - 11051996 - D2 D.2
THE BOARD OF SUPERVISORS OF
CONTRA COSTA COUNTY, CALIFORNIA
Adopted this Order on November 5, 1996, by the following vote:
AYES: Supervisors Rogers, Bishop, DeSaulnier, Torlakson and Smith
NOES: None
ABSENT: None
ABSTAIN: None
SUBJECT: Reclamation District No. 2024
On October 22, 1996, the Board of Supervisors continued to this date the hearing
on the operation and maintenance of the Assessment Roll for Reclamation District
No. 2024, Orwood and Palm Tract; and consideration of the report from Public
Works Director on the proposed assessments to be applied to the operation and
maintenance of the Assessment Roll for the District, copy attached and included
as a part of this document.
Mike Walford, Public Works Director presented the staff report.
Supervisor Torlakson noted that he would make himself available to meet with
concerned parties relative to the Assessment District.
The following persons spoke on the issue:
Dante John Nomellini, Secretary and Counsel for the Reclamation
District No. 2024, 235 E. Weber Avenue, Stockton;
John Caprio, 4625 Orwood Road, Brentwood; and
Seth Cockrell, 7000 Holland Tract Road, Knightsen.
All persons desiring to speak having been heard, the Board took the following
action:
Supervisor Torlakson moved to continue the hearing to the November 19, 1996.
Supervisor DeSaulnier seconded the motion.
The Board considered the matter, and took the following action:
CONTINUED to November 19, 1996, the hearing on the operation and
maintenance of the Assessment Roll for Reclamation District No. 2024, Orwood
and Palm Tract.
I hereby certify that the foregoing is a true and
correct copy of an action taken and entered on the
minutes of the Board of Supervisors on the date
shown.
ATTESTED: November S, 1996
Phil Batchelor, Clerk of the Board of
Supervisors and County Ad mistrator
c.c. Public Works
Assessment District 2024 arbara S. Grant, Dep tye
c/o Dante Nomellini
w
BEFORE THE BOARD OF SUPERVISORS OF THE COUNTY OF
CONTRA COSTA COUNTY
STATE OF CALIFORNIA
R-96-
ORDER APPROVING ASSESSMENT VALUATION ROLL OF
RECLAMATION DISTRICT NO. 2024, ORAOOD AND PALM TRACTS
That certain assessment report being known and designated as
operation and Maintenance Valuation Assessment Roll of Reclama-
tion District No. 2024, Orwood and Palm Tracts, having been filed
with the Clerk of the Board of Supervisors of Contra Costa County
on the 6th day of September, 1996, and the Board of Supervisors
having thereafter fixed Tuesday, the 22nd of October, 1996, at
the hour of 10: 15 a.m. in the Chambers of the Board of Supervi-
sors in the County Administration Building, 651 Pine Street,
Martinez, California, as the time and place when it would meet
for the purpose of hearing objections to said Assessment Roll of
Reclamation District No. 2024, Orwood and Palm Tracts, and the
assessment valuations set forth therein, and notice of said
hearing having been given by publication once a week for two
successive weeks in the Ledger Dispatch, a newspaper of general
circulation published in Contra Costa County, State of Califor-
nia, as shown by the proof of publication on file herein, and
said matter having come on regularly to be heard on the 22nd day
of October, 1996, at the hour of 10: 15 a.m. , and
IT APPEARING from the evidence that the assessment valua-
tions set forth in said Assessment Roll should be approved:
Page 1 of 2
NOW, THEREFORE, IT IS HEREBY ORDERED AND DECREED that the
assessment valuations as shown by and as set forth in said
Assessment Roll known and designated as Operation and Maintenance
Valuation Assessment Roll of Reclamation District No. 2024,
Orwood and Palm Tracts, be and the same are hereby approved and
said approval is hereby ordered to be endorsed upon said Assess-
ment Roll, being known and designated as Operation and Mainte-
nance Valuation Assessment Roll of Reclamation District No. 2024,
Orwood and Palm Tracts, and that the Chairman of the Board of
Supervisors of Contra Costa County is hereby authorized and
directed to sign said order of approval and to have the same
attested by the Clerk of the Board of Supervisors.
PASSED AND ADOPTED THIS 22nd day of October, 1996, by the
following vote of the Board of Supervisors, to wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
JEFF SMITH, Chairman
Board of Supervisors
Contra Costa County
State of California
ATTEST:
PHIL BATCHELOR
Clerk of the Board of
Supervisors of Contra
Costa County, State of
California
By:
Deputy Clerk
Page 2 of 2
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RECLAMATION DISTRICT No. 2024
ORWOOD AND PALM TRACTS
August 21, 1996
Board of Supervisors
County of Contra Costa
651 Pine Street, Room 106
Martinez, California 94553
ub' t: Assessment Report and Operation and Maintenance Valuation
Roll, Orwood and Palm Tracts, Reclamation District No. 2024
Honorable Board:
By Board Order dated December 12, 1989, the Contra Costa County Board of
Supervisors appointed Thomas J. Rosten, Grant L. Whitmer and John F. Wright as Valuation
Assessment Commissioners for the purpose of preparing an operation and maintenance
valuation assessment roll for Reclamation District No. 2024, Orwood and Palm Tracts.
We, the undersigned, duly appointed Valuation Assessment Commissioners,
hereby submit a certified operation and maintenance assessment roll, in duplicate, prepared
by the Commissioners in accordance with the provisions of Article 3, Chapter 2, Part 7,
Division 15, of the California Water Code, together with a report describing the standards
and procedures upon which the Commissioners base the benefit assessment roll for operation
and maintenance.
Sincerely,
e--
Thomas J. Roste
t
Grant L. Whitmer
4,L
hn right
Enclosure
02-
ASSESSMENT REPORT
AND
OPERATION AND MAINTENANCE
VALUATION ASSESSMENT ROLL
RECLAMATION DISTRICT No. 2024
ORWOOD AND PALM TRACTS
August 1996
Prepared by
Assessment Valuation Commissioners
Thomas J. Rosten
Grant L. Whitmer
John F. Wright
RECLAMATION DISTRICT No. 2024
ORWOOD AND PALM TRACTS
VALUATION ASSESSMENT COMMISSIONERS REPORT
August 1996
Responsibility of Commissioners
Reclamation District No. 2024, Orwood Tract, filed a report and petition in accordance
with Section 51321 of the California Water Code and hereinafter will require funds for the
maintenance, repair and operation of the reclamation works or in the construction of
supplemental works or replacement thereof.
The Board of Supervisors, County of Contra Costa, on December 12, 1989, appointed
three Assessment Commissioners who were duly qualified and charged with the responsibility
of preparing an operation and maintenance assessment roll in duplicate, containing the
following information in accordance with Section 51324 of the Water Code:
A. A description of each parcel assessed by legal subdivisions, swampland surveys,
or other boundaries sufficient to identify the same.
B. The number of acres in each parcel.
C. The names of the owners of each parcel, if known, and if unknown, that fact.
D. The assessment valuation per acre of each parcel assessed.
E. The total assessment valuation of each parcel, exclusive of improvements,
situated thereon.
F. A blank column for rate to be fixed as shown hereinafter.
G. A blank column for amount of assessment to be computed as shown hereinafter.
The Commissioners are required to view and fix upon the District land an assessment
valuation per acre for each tract which is in proportion to the benefit to be derived from the
continuation in operation of the District reclamation works.
The assessment valuations will be used as a basis for levying assessments against the
parcels described in the operation and maintenance assessment roll for the purpose of raising
funds for the maintenance, repair and operation of the District reclamation works, the
payment of incidental expenses thereof, and for the construction of reclamation works
supplemental to, or in replacement of, those already possessed, when in the opinion of the
District such works are necessary for carrying out the original or any supplemental plan.
Upon completion of the operation and maintenance assessment roll, the Commissioners
must file the roll with the Office of the Clerk of the Board of Supervisors of Contra Costa
County.
General
Reclamation District No. 2024, Orwood Tract, was formed on April 15, 1918 under
the general reclamation district laws, the petition and order being filed and numbered on
April 20, 1918. Levees were constructed along Old River, Indian Slough and Werner
Dredger Cut. See Exhibit No. 2024-3, District Works.
Reclamation District No. 2036, Palm Tract, was formed on May 5, 1919 under the
general reclamation district laws, the petition and order being filed and numbered on
May 18, 1919. Levees were constructed along Old River, Rock Slough and Werner Dredger
Cut. See Exhibit No. 2024-3, District Works.
By Resolution No. 95/519 the Contra Costa County Board of Supervisors on
October 17, 1995 approved a boundary reorganization which dissolved Reclamation District
No. 2036 and annexed the territory of the dissolved District to Reclamation District
No. 2024. See Exhibit No. 2024-1, Location Map, and Exhibit No. 2024-2, 1995 District
boundary.
TopogMoy
The topography of the ground within both Orwood Tract and Palm Tract is similar to a
saucer. The higher ground is adjacent to the surrounding river and sloughs and sloping
towards the center of each District with the lowest elevations near center of each tract. The
natural ground elevations within the District vary from zero (NGV Datum) along the west
side of the District to slightly below (-) 14 feet below sea level (NGV Datum) near the
southeast corner of Orwood Tract.
oils
The soils of Orwood Tract and Palm Tract consist mainly of a mixture of fine sediment
and peat. Some indication of ordinary salts is found but such salts are not extensive and the
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salt level is maintained below the crop root zone by surface irrigation accompanied by proper
drainage.
Land Use
The productive lands within Orwood and Palm Tracts are being used extensively for
agriculture. The East Bay Municipal Utility District occupies approximately 43.2 acres in
Orwood Tract for its Mokelumne Aqueduct. This parcel consists of a strip of land south and
parallel to the Atchison, Topeka and Santa Fe Railroad. The Mokelumne Aqueduct consists
of three large above ground pipelines across Orwood Tract. The Santa Fe Pacific
Pipeline-LP retains easements on approximately 5.55 acres for its buried fuel pipeline within
a strip of land south and parallel to the East Bay Municipal Utility District aqueduct. See
Exhibit No. 2024-5, Utility Easements - WAPA, PG&E and SFPP-LP.
The Western Area Power Administration (WAPA) recently constructed a steel tower
supported power transmission line across six (6) parcels in Reclamation District No. 2024.
The power transmission line is constructed on an easement which is 200 feet in width across
Tract No. 1, APN 015-240-006-5; Tract No. 4, APN 015-210-012-9; Tract No. 5,
APN 015-190-002-4; Tract No. 15, APN 015-210-004-6; Tract No. 18, APN 015-230-012-5;
and the Atchison Topeka and Santa Fe Railroad property. These easements total 103.35
acres within the District. See Exhibit No. 2024-5, Utility Easements - WAPA, PG&E and
SFPP-LP.
The Pacific Gas and Electric Company (PG&E) retains easements for one 18-inch and
one 22-inch diameter buried gaslines across six (6) parcels of land within the District. These
easements are 16.5 feet in width for each gasline and have been calculated to contain a total
of 12.47 acres. See Exhibit No. 2024-5, Utility Easements - WAPA, PG&E and SFPP-LP.
The Pacific Gas and Electric Company also retains easements for an overhead
powerline, east and west, across the middle of Orwood Tract. The Commissioners have
been unable to obtain the width of this easement. Therefore, the Commissioners have
assigned a width of 20 feet for this powerline easement and have calculated the easement
acreage as 6.31 acres. Location of the powerline easement is indicated on Exhibit
No. 2024-5, Utility Easements - WAPA, PG&E and SFPP-LP.
The lands within Orwood and Palm Tracts, Reclamation District No. 2024, post
consolidation, are drained internally by a system of main drainage canals and collection
ditches which lead to pumping plants equipped with electric power driven pumps which expel
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the excess waters from the District into Old River and Werner Dredger Cut. The main
canals of this drainage system are maintained and operated by the reorganized District.
Irrigation water is furnished through a system of siphons and pumps which obtain water from
the adjacent rivers and sloughs. These irrigation siphons and pumps are owned and operated
by the individual landowners.
Recreational use of the surrounding waterways is causing an increasing demand for
recreation facilities in the Delta. There is one large boat marina located within the District.
There are also several boat marinas scattered around the perimeter of the District with
facilities on both the landside and waterside of the levees. Many people from the
surrounding communities as well as the Bay area rent dock space where their recreation boats
are kept on a year-round basis.
District Works
The newly reorganized Reclamation District No. 2024 is responsible for maintenance of
the levees around the perimeter of the new District only. These levees consist of the
following:
Channel Bank Miles
Reclamation District No. 2024 Orwood Tract
Old River West 2.49
Indian Slough North 2.47
Werner Dredger Cut East 1.59
Subtotal 6.55
Palm Tract
Old River West 3.88
Rock Slough South 0.98
Werner Dredger Cut East 2.8
Subtotal 7.66
GRAND TOTAL 14.21
See Exhibit No. 2024-3, District Works
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Operation and Maintenance
Newly reorganized Reclamation District No. 2024 is responsible for maintenance of the
levees around the perimeter of the District as described in the District Works above.
All of the irrigation water supply within Orwood and Palm Tracts is owned and
distributed by the landowners and farm operators. The reclamation district is not involved in
irrigation system operations and maintenance or in the delivery of irrigation water.
The reclamation district maintains the seepage ditches and main drainage canals and
operates and maintains the drainage pumps.
Benefit of Works
The flood control works described on Page 4 provide benefits to the lands within the
newly reorganized District. These benefits are the protection to the lands and improvements
from flood waters of the rivers which empty into the Sacramento-San Joaquin Delta and the
extreme high tides. Benefits also accrue from the maintenance and operation of the drainage
canals, seepage ditches and the drainage pumping plants.
In the event of a flood, the District lands could be inundated from a minimum depth of
7.5 feet to as much as nearly 21.5 feet (in the event of a levee failure) during a maximum
flood flow.
Dewatering of the District lands in the event of a future flood has not been considered
by the Commissioners. The existing pumps maintained and operated by the reclamation
district are inadequate for that purpose. Equipment required for such dewatering is not
presently owned by the District. The acquisition of dewatering equipment and the strategy
which may be used in the dewatering process cannot be anticipated by the Commissioners.
The Commissioners have therefore considered only the benefits of the flood protection and
maintenance and operation of the drainage system and related facilities.
The Assessment Commissioners considered the degree of flooding and the period of
time of inundation of each parcel of land in the District in the event the District was flooded.
Since the difference in elevation of the lands varies slightly more than 14 feet, the
Commissioners have determined that the lands should be assessed at 100 percent of their
assigned values or otherwise as noted. See Exhibit No. 2024-4, Ownership and Parcel
Map.
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1�• a-
The following tracts or portions of tracts are located waterward of the levee:
Tract No. APN Acres
4A Por. 015-210-012-9 18.46
8A Por. 015-180-008-3 6.61
9 015-180-011-7 3.88
10A Por. 015-200-002-2 12.477
12A Por. 015-200-004-8 35.05
13A Por. 015-210-009-5 2.13
14A Por. 015-210-010-3 13.64
15A Por. 015-210-004-6 50.00
20 015-230-007 5.00
21 015-180-010-9 8.11
TOTAL 155.357
It is the opinion of the Assessment Commissioners that the above tracts do not receive
any flood protection or drainage benefits from the works of the District. Therefore, the
Commissioners have not established an assessment valuation for these parcels. See Exhibit
No. 2024-4, Ownership and Parcel Map.
There is a benefit provided to those parcels and lands which occupy or utilize the
District levee system, specifically Tract No. 7, APN 015-180-004-2 and Tract No. 8,
APN 015-180-008-3. This benefit is access to the dwellings, buildings and structures located
on these parcels by means of the top of the levee. Therefore, the Commissioners have
determined that these lands should be assessed.
Tract No. 2, APN 015-210-014-5 and Tract No. 3, APN 015-220-005-1 are either
being used for recreation purposes or have the potential for such use. The continued
operation and maintenance of the District works provides a benefit to the portion of these
parcels protected by the levee system of the District. The acreage of these parcels which are
afforded a benefit has been calculated and included in the assessment roll. The portions of
these parcels not afforded protection receive some benefit by means of road and levee access
to the parcels. Therefore, the Commissioners have determined that the portion of the parcels
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located on the waterside of the levee should be assessed at one-fourth (0.25) of their assigned
valuations.
Tract No. 16 consists of the Contra Costa County road located on a right-of-way across
the District near the center of the reorganized District. This Tract contains 11.25 acres.
The Contra Costa County road easement was not assessed by the Commissioners because
Section 51200 of the California Water Code precludes District assessment of public roads,
highways and school districts.
The Commissioners determined that the continuous maintenance and operation of the
District works does provide a significant benefit to the lands, along with appurtenances (three
large aqueducts) affixed thereto, owned by the East Bay Municipal Utility District. These
benefits accrue from the flood protection provided by the District levee system and from the
drainage facilities which control water levels within the District. A levee break close to an
aqueduct river crossing would likely result in extensive scour that could put all three
aqueducts out of service for a considerable time.
There is also a benefit to the maintenance and operation of the Santa Fe Pacific
Pipeline-LP (SFPP-LP). The utility benefits from the flood protection provided by the levee
system and from the water level control provided by the drainage facilities. The benefit
accrues from the access over the lands for continuous maintenance and operation of the
buried fuel pipeline. The cost of maintenance and operation of the pipeline would be
considerably more if the area was flooded.
An agreement dated May 24, 1957 between East Bay Municipal Utility District and the
Southern Pacific Pipelines, Inc., now Santa Fe Pacific Pipeline-LP, and a memorandum
dated February 25, 1957 from J. W. Kimball, Regional Superintendent, EBMUD, to E. L.
Macdonald, Manager, Mokelumne Division, EBMUD, indicate that the Santa Fe Pacific
Pipeline is located within the Contra Costa County road right-of-way, Tract No. 16, or
55 feet south of the centerline of the East Bay Municipal Utility District right-of-way for a
distance of 1.7 miles and 60 feet south of the centerline of the EBMUD right-of-way for a
distance of 0.78 mile across Orwood Tract. The easterly 0.79 mile is located on Contra
Costa County Assessor's Parcel No. 015-210-012-9, Tract No. 4.
In the event of a levee failure in the close proximity of the buried fuel pipeline, the
rush of water passing through the break would probably scour material under and around the
pipeline with a resulting pressure being exerted on the exposed pipeline. Washed out
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material would have to be replaced to support and cover the pipeline. Therefore, the same
assessment valuation per acre was assigned to this utility as was assigned to other utility
easements within the District.
The Western Area Power Administration (WAPA) maintains a high tower power
transmission line on right-of-way easements across six (6) parcels within the District. These
easements are indicated on Exhibit No. 2024-5, Utility Easements - WAPA, PG&E and
SFPP-LP.
The Commissioners determined that the continuous maintenance and operation of the
District works does provide a service or benefit to the maintenance and operation of the high
tower power transmission lines within the District. This service or benefit accrues from the
access to the towers over the levees and land for continuous maintenance and operation of the
power transmission lines.
The steel towers for the power transmission lines are supported on deep concrete
footings. The towers and footings probably would not be damaged in the event of a flood
provided a levee break did not occur immediately adjacent to one of the support towers.
Long-term inundation of the steel tower foundations should not cause damage to the support
system. The portion of the steel towers subject to inundation by a flood may corrode, but it
would probably take a number of years for the corrosion to adversely affect the towers.
Inundation of the tower foundations should not cause settlement.
The benefit assessment valuation is based on services provided by the reclamation
district, which are drainage and routine levee maintenance. The service entitled "Drainage"
consists of power, pump repair and maintenance, and maintenance and canal cleaning costs
associated with maintaining the District in a dry condition, from water due to rainfall,
seepage and irrigation.
Under the levee maintenance service, the work normally consists of routine
maintenance required to maintain the levees to a prescribed levee standard. Cost of levee
improvement and rehabilitation would probably be funded separately and such costs would be
considered by the Board of Trustees on a case by case basis when the need arises.
Access for maintenance of the power transmission lines and towers is much easier and
faster by vehicle over roads and dry land. If the District were flooded and remained
inundated, access to,the towers could be accomplished by boat but considerable time would
-s-
be required. Floating equipment would be needed at a greater expense as well as a greater
safety risk to personnel.
An analysis was made of these services. Each service is divided proportionally by the
percent of the total benefit each parcel of land use derives from the service. After all the
services provided are proportioned out in this manner, each parcel is assessed in proportion
to the total benefit received.
Assessment Roll
The Operation and Maintenance Assessment Roll annexed hereto as "Exhibit A", was
prepared in conformance with California Water Code Section 51324. A number was
assigned to each parcel as delineated on the Contra Costa County Assessor's Parcel Maps.
The Contra Costa County Assessor's Parcel number, acreage and ownership of each parcel
were obtained from the Contra Costa County Recorder and the 1994-95 records of the
Contra Costa County Assessor.
The Commissioners viewed the lands within the District and after careful consideration
of the items set forth in the report are unanimously of the opinion that all lands protected by
the levee system surrounding the consolidated Reclamation District receive some benefits
from the District Works and are subject to a burden.
The 1994-95 Contra Costa County Tax Assessor's assessed valuation of all lands
within the District were reviewed. The review indicates the assessed value per acre for lands
used for agricultural and other purposes varies within the District. The assessed values
established by the Contra Costa County Assessor's Office were not used by the
Commissioners in establishing the assessment valuations used in the attached roll.
The Valuation Assessment Commissioners are of the opinion that the best method of
establishing the benefit or service assessment is to assign a valuation per acre for the land use
of each parcel.
The basis of the Assessment Valuations set forth in this report was a study developed
by the East Bay Municipal Utility District (EBMUD) in May 1988. This study was
appended to a memo report dated August 2, 1989 to EBMUD's Board of Directors from
EBMUD's General Manager Jerome B. Gilbert. The study concluded that it was appropriate
for EBMUD to pay 34 percent of the annual assessment then levied by Reclamation District
No. 2024. Mr. Gilbert's memo further recommended that Palm Tract and Orwood Tract be
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consolidated into one reclamation district. It should be noted that the assessment study
performed by EBMUD was very conservative and did not include necessary monies for levee
maintenance. Mr. Gilbert recommended that EBMUD pay this amount of the annual
reclamation district assessment upon the establishment of a formal assessment roll by the
Reclamation District. The Commissioners view the report as EBMUD's expression of
willingness to be assessed at the rate set forth in the report and have incorporated the
procedures used by EBMUD to determine the assessment valuation to be assigned to
EBMUD and other public utilities which cross the lands within the District.
In developing the assessment rolls for Reclamation District Nos. 2039 and 2072 the
Assessment Commissioners who developed the formal assessment rolls for these Districts,
relied on the assessment study by EBMUD as the basis of the two assessment rolls. The
study evidenced EBMUD's willingness to participate in the payment of District expenses in
relationship to benefits that EBMUD perceives that it receives from the levees and drainage
system owned, operated and maintained by these Reclamation Districts.
The development of the Assessment Roll for R.D. No. 2024 relied on this early study
of assessment benefits and was performed in two steps. Under Step One, the assessment
valuation for EBMUD owned lands was calculated by comparing only EBMUD land with the
remaining lands benefitted by the District works. To do this, the following formula was
used:
0.34 = EBMUD Assessment Valuation/acre x No. of acres
0.66 Agricultural Assessment Valuation/acre x No. of acres
Agricultural Assessment Valuation = $1000/ac. x 4917.429 = $4,917,429
EBMUD Assessment Valuation = 0.34 x 4,917,429 = $2,533,221
0.66
EBMUD Assessment Valuation per Ac. _ 2,533,221 = $58,639.38
43.20 ac.
Under Step Two, the lands owned by the Atchison, Topeka and Santa Fe Railroad
(AT&SF), and the easements owned by Santa Fe Pacific Pipeline-LP, Western Area Power
Administration (WAPA) and Pacific Gas and Electric Company (PG&E) were included in
this formal Assessment Roll. Prior to annexation of Reclamation District No. 2036 into
Reclamation District No. 2024, the AT&SF railroad property was not included within the
boundaries of either District, so it was not previously assessed, even though the property
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received benefits from the works of both Districts. None of the utility easements across
either Palm Tract or Orwood Tract were assessed prior to the development of this assessment
roll. The assessment valuations, based on land use, for each of these utility easements were
agreed upon by the Assessment Commissioners and appear on Page 11 of this report. These
assessment valuations were applied to the number of acres owned by the Santa Fe Railroad
and the acreage of the easements owned by the utility companies. The overall assessment
valuations for each utility appear on Page 13 of this report.
Sections 51200, 51201 and 51202 of the California Water Code read as follows:
"51200. The assessments levied by a district shall include all lands and rights of
way within the district, owned by the State or by any city, county, public corporation,
or utility district formed under the laws of the State other than public roads, highways
and school districts. "
"51201. The assessments upon those lands or rights of way shall be levied in
proportion to the benefits in the same manner as assessments are levied upon other
lands or rights of way within the district. "
"51202. The governing body of the State, city, county, public corporation, or
any utility district formed under the laws of this State owning land or rights of way on
which an assessment has been levied by a district, shall pay the assessment before it
becomes delinquent. "
The Commissioners have determined the assessment valuations for the different land
uses as follows:
Agricultural $ 1,000 per acre
Urban-residential $ 10,000 per acre
Marina-recreation $ 10,000 per acre
EBMUD $ 58,639.38 per acre
AT&SFRR - track embankment $ 50,000 per acre
AT&SFRR - remainder of property $ 1,000 per acre
SFPP-LP $ 20,000 per acre
PG&E $ 20,000 per acre
WAPA $ 20,000 per acre
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The width of the WAPA easements across Orwood and Palm Tracts is 200 feet. The
acreage of the WAPA easements were provided by WAPA for each parcel. The power
transmission lines are suspended overhead between steel towers. Because the easement lands
have dual use, the Commissioners have determined that the assessment valuation for the
easement acreage for each parcel should be proportioned between.agricultural use and utility
use. Therefore, the assessment valuation for the easement acreage is based on the
assessment valuation of 50 percent of the agricultural use valuation and 50 percent of the
utility use valuation. When the benefit factors are applied to the assigned values, the
assessment valuations required for the operation and maintenance assessment roll are
established. Since the "valuation" which is determined by the Commissioners is based upon
the relative benefit received, no opinion is expressed or intended to be implied by the
Commissioners as to the relationship of this "valuation" to the actual value of the lands
assessed, either from the market value or the income approach.
The Commissioners have relied upon the information provided by the District, Western
Area Power Administration, Santa Fe Pacific Pipeline-LP and from Contra Costa County
records and general knowledge of the area in preparing the report and assessment roll.
Updating Assessment Roll
Current land use and land use codes may change with time. These changes will be
reflected in the assessment roll by an annual update when the new operation and maintenance
assessment amount is determined and a new rate factor calculated. In order to maintain the
fair and equitable assignment of land values to the parcels of land undergoing change, it is
proposed that the new land values are to be based on similar parcel values developed in the
initial assessment. Using this methodology, future land use changes can be accommodated in
an equitable manner relative to the surrounding properties.
The Operation and Maintenance Assessment Roll filed herewith and annexed hereto as
Exhibit "A" contains the total assessment valuation of each parcel and other information and
blank columns, all as prescribed by the California Water Code, and is respectfully submitted
by the Valuation Assessment Commissioners for the approval of the Contra Costa County
Board of Supervisors.
The totals of the assessment valuation included in the Operation and Maintenance
Assessment Roll for revised Reclamation District No. 2024, Orwood and Palm Tracts, are as
follows:
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Total Assessment
Land Use Acres Valuation
Agricultural 4,864.977 $ 4,804,742.00
Urban 19.622 192,270.00
Marina-Recreation 32.83 217,000.00
Contra Costa County (Road) 11.25 0
Outside Levee Protection 155.357 0
Utilities:
East Bay Municipal Utility District 43.20 2,513,576.99
Atchison, Topeka & Santa Fe Railroad 101.47 1,453,045.00
Western Area Power Administration 103.35* 1,035,800.00
Pacific Gas & Electric Company 18.78* 188,200.00
Santa Fe Pacific Pipeline-LP 5.55* 88,900.00
TOTAL 5,228.706 $ 10,493,533.99
* Easement acreage not included in District total acreage.
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R-96/406 Valuation Roll
RECEIVED
Reclamation District
2024 Orwood &Palm Tracks OCT 6
October 15,1996
CLERK BOARD OF SUPERVISORS
Gentleman, —
I live on the Orwood Track on a parcel 17.98 per my deed, not 24.58 acres as per
the assessment roll. My entire parcel is assessed at $10,000 per acre. The other dwellings
built on the levee, with the exception of a 1.6 acre parcel on track#7, are assessed at
$1000 per acre. There is no reason to be assessed at 10 times the rate of farmland as the
sole purpose of my strip of levee is to protect the farmland.
Per Valuation Assessment Commissioners Report on page 2,under Topography; I
am on the west side of the Orwood track with the widest levee and the highest land
elevation behind the levee. In the worst case scenario, with the levee breached, I would be
up to my knees in water at the lowest end of my property.
I understand the assessment amount is based on the value of the reclamation
services each parcel receives. I have lived on this property since 1988 and nothing has
been done on or to the levee. All work on the levee has been done by my own work crew
at no cost to the district. I own Orwood Resort across the slew and am responsible for
maintaining the levees. Orwood Track assessment is totally outrageous, I called the
district office today, October 15,1996 as I have not received a copy of the assessment roll
to date.
erely,
f
John E. Caprio
.-&-A - ID.
RECEIVED
October 15, 1996
Board of Supervisors OCT 16 06
County of Contra Costa
651 Pine Street, Room 106 CLERK BOARD OF SUPERVISORS
Martinez, California 94553 CONTRA COSTA CO.
Re: ASSESSMENT ROLL HEARING
RECLAMATION DISTRICT NO. 2024
(Orwood &Palm Tracts)
Gentlemen:
Being a resident landowner on Orwood Tract, I hereby object to the proposed assessment
of Reclamation District No. 2024.
My reasons are as follows:
A. It is not justified to incur an increase in assessment to only a segment of
the landowners, regardless of their land use. The per acre charge and the
assessment should stay the same because the maintenance is equally
important to the agriculture, as well as the resident landowner;furthermore,
the cost of removing water off resident or farmland per acre is the same.
B. At the initial meeting of consolidation of Palm and Orwood Tract, I pointed
out the fact that Palm Tract's levies were not maintained as meticulously as
Orwood Tract's levies and personally objected to the merger if an increase of
assessment or levy tax would be incurred at any future date. The Reclamation
District Board assured me at that time that this would not occur and that the
levies would be brought up to current standards without any fiuther charges
made to the Orwood Tract landowners.
C. The intent of Prop 13 was to prevent excessive property tax increases of this
type and my wife and I strongly oppose this extreme or any increase being
proposed.
D. As a retired person living on a fixed income,this increase would make it
increasingly difficult to keep up with increased tax liabilities(I am a retired employee
of Contra Costa County).
Sincerely,
Le J. Stanton
raldine Stanton