HomeMy WebLinkAboutRESOLUTIONS - 04252006 - 2006/195 i
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THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA
Adopted this Resolution on April 25, 2006 by the following vote:
AYES: Uilkema,Piepho,DeSaulnier,Glover and Gioia
NOES: None
'ABSENT: None
ABSTAIN: None
RESOLUTION NO. 2006/ 15
SUBJECT: ADOPT Resolution No. 2006/ accepting tabulation of mail-in ballots, confirmation of the
Fiscal Year 2005/2006 Mid-Year Annexation Final'Engineer's Report for Contra Costa County
Countywide Landscape District (LL-2) Zone 73, Oakley area. (Countywide Landscape District
(IL-2) Zone 73 Funds) (District V)
The Board of Supervisors of Contra Costa County FINDS THAT:
1. A copy of the Fiscal Year 2005/2006 Mid-Year Annexation Final Engineer's Report for confirming a
maximum landscape service charge (the "Engineer's Report") is attached as Exhibit A. The Engineer's
Report meets the requirements of a report under Article 4-Sections 22565 through 22573. The
Engineer's Report includes: a description of the improvements to be maintained, the maximum estimate
of cost, the Assessment Diagram, the method of Apportionment of Assessment and Property Owner
List&Assessment Roll.
2. Based upon its review of the Engineer's Report, The Board finds that:
(a) The Special Benefit financed by the Assessment will directly benefit the parcels within the
development.
(b) The cost of the Assessment on each parcel within the Development is proportional to the benefits
that the Special Benefit will confer on each parcel.
The Board of Supervisors of Contra Costa County RESOLVES:
1. On March 7, 2006, the Board of Supervisors adopted Resolution No. 2006/113 directing the filing of
the Fiscal Year 2005/2006 Mid-Year Annexation Preliminary Engineer's Report for a landscaping
assessment on Final Maps 7562, 8900, and 8955 to be annexed into Countywide Landscaping District
(LL-2) Zone 73. As directed by the Board,the Engineer of Work has filed the Engineer's Report.
SG:ED:sr I hereby certify that this is a true and correct copy of an action
G:\GrpData\SpDist\Board Orders\2006-Board Orders\ taken and entered on the minutes of the Board of Supervisors on
04-25-06 BO LL2 Zone 73.(hearing).doc the date shown.
Orig.Div:Public Works(Special Districts)
Contact: Eileen Doten(313-2253)
cc: County Administrator ATTESTED:
Assessor JOHN CULLEN,Cerk of the Board of Supervisors and County
Auditor-Controller Administrator
Community Development ,
County Counsel
S.Gospodchikov,Eng.Svc. By / /l J - ,Deputy
A.Anaya,Sp.Dist.
RESOLUTION NO.2006/
SUBJECT: ADOPT Resolution No. 2006/ accepting tabulation of mail-in ballots, confirmation of the
Fiscal Year 2005/2006 Mid-Year Annexation Final Engineer's Report for Contra Costa County
Countywide Landscape District (LL-2) Zone 73, Oakley area. (Countywide Landscape District
(LL-2)Zone 73 Funds) (District V)
DATE: April 25, 2006
PAGE: 2
The Board of Supervisors of Contra Costa County RESOLVES:
2. On March 7, 2006, the Board of Supervisors adopted Resolution No. 2006/113 declaring the Board's
intention to levy and collect landscape charges to operate and maintain facilities and services within
Countywide Landscaping District (LL-2) Zone 73 for fiscal year 2005/06 and setting a public hearing
for April 25, 2006. Notice of hearing was given in the time and manner required by law.
3. Resolution 2006/113 directed the Engineer of Work (Public Works Director)to mail to property owners
within Zone 73 the notices and ballots required by Section 4 of Article XIII D of the California
Constitution(Proposition 218).
4. The notices and ballots have been mailed to property owners and the returned ballots are ready to be
tabulated.
NOW, THEREFORE THE BOARD OF SUPERVISORS ORDERS AND RESOLVES AS FOLLOWS:
1. A public hearing was held before this Board on April 25, 2006 at 9:30 a.m. At the hearing, the Engineer
of Work presented to the Board all ballots received from property owners within Zone 73. The Board
had considered all protests against the proposed assessments and tabulated the returned ballots according
to the proportional financial obligation of the affected properties. The Board also afforded to every
interested person an opportunity to make a protest to the engineer's report, either in writing or orally, and
the Board considered each protest.
2. A majority protest, as defined in section 4(e) of Article XIII D, does not exist.
3. The Board hereby confirms the Fiscal Year 2005-06 Mid-Year Annexation Final Engineer's Report as
set forth and hereby authorizes the levy of assessments for fiscal year 2005/06 to be collected on the tax
rolls.
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EXHIBIT A
FINAL ENGINEER'S REPORT
FINAL
ENGINEER'S REPORT
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CONTRA COSTA COUNTY
COUNTYWIDE LANDSCAPING DISTRICT (LL-2)
Zone 73 — Summerlake South
Mid Year Annexation
Fiscal Year 2005-06
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Prepared or:
Contra Costa County
Prepared bv:
Francisco&r Associates,Inc.
130 Market Place,Suite 160
San Ramon,CA 94583
April 25, 2006
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Contra Costa Countywide Landscaping District(LL2)
Zone 73 Mid Year Annexation Fiscal Year 2005-06 TABLE OF CONTENTS
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Page No.
Contra Costa County Board of Supervisors and County Staff..................................................ii
Certificates.............................................................................................................................................in
SECTIONI - Introduction ..................................................................................................................i
SECTION II -Impacts of Proposition 218........................................................................................2
SECTION III - Engineer's Report......................................................................................................3
PART A- Plans and Specifications......................................................................................5
Table 1- Planned Improvements......................................................................5
PARTB-Estimate of Cost.....................................................................................................6
Table 2 -Total iEstimated Cost at Build out..................................................6
PART C -Assessment Diagram............................................................................................8
PART D -Method of Apportionment of Assessment...................................................10
PART E- Property Own Ir List&Assessment Roll......................................................14
Table3 -Assessment Roll.................................................................................14
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Contra Costa Countywide Landscaping District(LL2)
Zone 73M-id Year Annexation Fiscal Year 2005-06 BOARD&COUNTY STAFF
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CONTRA COSTA COUNTY
COUNTYWIDE LANDSCAPING DISTRICT(LL-2)
MID YEAR FISCAL YEAR 2005-06
CONTRA COSTA COUNTY BOARD OF SUPERVISORS
John M. Gioia
Chair
District No.l
Gayle B.Uilkema Mary N.Piepho
Board Member District No. 2 Board Member District No. 3
Mark DeSaulnier Federal D. Glover
Board Member District No. 4 Board Member District No.5
COUNTY STAFF
Maurice Shiu
Public Works Director
Silvano Marchesi John Cullen
County Counsel Clerk of the Board of Supervisors
Eileen Doten David Edmonds
Special Districts Coordinator Special Districts Planner
Francisco Br Associates
Assessment Engineer
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Contra Costa Countywide Landscaping District(LL2)
Zone 73Mid Year Annexation Fiscal Year 2005-06 CERTIFICATES
ENGINEER'S REPORT
CONTRA COSTA COUNTY
COUNTYWIDE LANDSCAPING DISTRICT(LL-2)
MID YEAR FISCAL YEAR 2005-06
The undersigned, acting of behalf of Contra Costa County, respectfully submits the enclosed
Engineer's Report as directed by the Contra Costa County Board of Supervisors pursuant to the
provisions of Article XIIID, Section 4 of the California Constitution, provisions of the
Landscaping and Lighting Act of 1972, and Section 22500 et seq of the California Streets and
Highways Code. The undersigned certifies that he is a Professional Engineer, registered in the
State of California.
Dated: By:
Maurice Shiu
Public Works Director
RCE No. 23204
I HEREBY CERTIFY that the enclosed Engineer's Report, together with the Assessment Roll
and Assessment Diagram thereto attached was filed with me on the day of 2006.
John Cullen, Clerk of the
Board of Supervisors
Contra Costa County,California
By:
I HEREBY CERTIFY that the enclosed Engineer's Report, together with the Assessment Roll
and Assessment Diagram thereto attached was approved and confirmed by the Board of
Supervisors of Contra Costa County, California,on the day of , 2006.
John Cullen,Clerk of the
Board of Supervisors
Contra Costa County,California
By:
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Contra Costa Countywide Landscaping District(LLZ) SECTION I
Zone 73 Mid Year Annexation Fiscal Year2005-06INTRODUCTION
SECTION I
INTRODUCTION
ENGINEER'S REPORT
COUNTYWIDE LANDSCAPING DISTRICT(LL-2)
MID YEAR FISCAL YEAR 2005-06
Background Information
To ensure the proper flow of funds for the ongoing operation, maintenance and servicing of
specific improvements within the boundaries of Contra Costa County,the Board of Supervisors,
through the Landscaping and Lighting Act of 1972,has previously approved the formation of the
Countywide Landscaping District (LL-2) or"District" and is currently proposing the formation
of a new Zone for the District. Improvements that may be constructed, operated, maintained
and serviced by the District include:
Landscaping, irrigation, lightil g(not street lighting except in special cases),park and recreational
facilities,and appurtenant facilities including but not limited to;personnel,electrical energy,utilities
such as water, materials, contractual services, and other items necessary for the satisfactory
operation of these services and facilities.
Generally, developers as a part of their conditions permitting the developer to construct new
housing or commercial/industrial developments, construct these public improvements.
However, the ongoing operation,maintenance and servicing of these improvements are financed
through the District. The District is composed of benefit zones to ensure the operation;
maintenance and servicing of the improvements are specifically paid for by those property
owners who directly benefit from the improvements.
For Mid Year FY2005-06,it is anticipated that Zone 73 will be created. This new zone will need
property owner approval prior to final approval from the Board of Supervisors. This process is
discussed in Section II;'Proposition 218' of this Report.
Current Annual Administration
As required by the Landscaping and Lighting Act of 1972, the Engineer's Report includes: (1) a
description of the improvements to be operated, maintained and serviced by .Zone 73, (2) an
estimated build out budget for Zone 73, and(3) a listing of the proposed maximum assessments
to be levied upon each assessable lot or parcel within Zone 73.
The Contra Costa Board of Supervisors will hold a Public Hearing,April 25, 2006,regarding the
formation of Zone 73 which will provide an opportunity for any interested person to be heard.
At the conclusion of the Public Hearing, if the assessment ballot tabulation is favorable, the
Contra Costa County Board of Supervisors may adopt a resolution confirming the maximum
assessment rate as originally proposed or modified.
Payment of these annual assessments for each parcel will be made in the same manner and at the
same time as payments are made for their annual property taxes. All funds collected through the
assessments must be placed in a special fund and can only be used for the purposes stated
within this Report.
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Contra Costa Countywide Landscaping District(LL2) SECTION II
Zone 73 Mid Year Annexation Fiscal Year 2005-06 PROPOSITION 218
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SECTION II
IMPACTS OF PROPOSITION 218
ENGINEER'S REPORT
COUNTYWIDE LANDSCAPING DISTRICT(LL-2)
MID YEAR FISCAL YEAR 2005-06
On November 5, 1996 California voters approved Proposition 218 entitled "Right to Vote on
Taxes Act" which added Articles)XIIIC and XIIID to the California Constitution. While its
title refers only to taxes, Proposition 218 establishes new procedural requirements for the
formation and administration of assessment districts.
These new procedures stipulate that even if assessments are initially exempt from Proposition
218, future increases in assessments must comply with the provisions of Proposition 218.
However, if the increase in assessment were anticipated in the assessment formula (e.g.,
Consumer Price Index (CPI) increase or assessment cap) then the County would not need to
comply with the provisions of Proposition 218.
For Mid Year FY2005-06,it is anticipated that Zone 73 will be formed. In order to comply with
the requirements of Proposition 218,the County will implement the following procedures:
1) Every property owner within the area being formed will be mailed a ballot,which
will allow the property owner to cast their vote on whether to form Zone 73. A
notice describing)the assessment, the individual property owner's maximum
annual assessment rate, the duration of the assessment, the reason for the
assessment and the basis upon which the assessment is calculated will
accompany the baHots.
2) After the close or, the Public Hearing on April 25, 2006, the ballots, which are
returned within 45 days after mailing,will be tabulated to determine whether or
not a majority protest against the assessment in Zone 73 exists.
3) The ballots will be weighted based on their proportionate amount of their
maximum assessment for the zone.
4) If there are publil ly owned properties (generally those which are developed as
opposed to open space)they will be assessed.
All property owners will be notiiced in accordance with Proposition 21S prior to the Public Hearing.
At the conclusion of the Public Hearing, and after the ballots have been tabulated, the County
Board of Supervisors may adopt a resolution confirming the maximum assessment rate.
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Contra Costa Countywide LandscapingDistrict(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year 2005-06 ENGINEER'S REPORT
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SECTION III
ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTING ACT OF 1972
SECTIONS 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
Pursuant to Part 2 of Division 15 of the Streets and Highways Code of the State of California,
and in accordance with the Resolution of Intention, being Resolution No. 2006/113, adopted
March 7, 2006 by the Board of Supervisors of Contra Costa County, State of California, in
connection with the proceedings for:
CONTRA COSTA COUNTY
COUNTYWIDE LANDSCAPING DISTRICT(LL-2)
MID YEAR FISCAL YEAR 2005-06
Herein after referred to as the i'Zone 73", 1, Maurice Shiu P.E., the duly appointed ENGINEER
OF WORK,submit herewith the Report" consisting of five (5)parts as follows:
PART A: PLANS AND SPECIFICATIONS
This part describes the improvements in Zone 73. Plans and specifications for the
improvements are as set forth on the lists thereof,attached hereto,and are on file in the Office of
the Contra Costa County Clerk of the Board of Supervisors and the Public Works Department.
PART B: ESTIMATE OF COST
This part contains an estimate of the cost of the proposed improvements, including incidental
costs and expenses in connection therewith, is as set forth on the lists thereof, attached hereto,
and is on file in the Office of the Contra Costa County Clerk of the Board of Supervisors and the
Public Works Department.
PART C: ASSESSMENT DISTRICT DIAGRAM
This part incorporates by reference a diagram of Zone 73 showing the exterior boundaries of the
Zone, and the lines and dimensions of each lot or parcel of land within the Zone. The diagram
has been prepared and submitted to the Contra Costa County Clerk of the Board of Supervisors.
The lines and dimensions of each lot or parcel within the Zone are those lines and dimensions
shown on the maps of the Contra Costa County Assessor for the year when this Report was
prepared. The Assessor's maps and records are incorporated by reference herein and made part
of this Report.
PART D: METHOD OF APPORTIONMENT OF ASSESSMENT
This part contains the method of apportionment of assessments, based upon parcel
classification of land within the Zone,in proportion to the estimated benefits to be received.
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Contra Costa Countywide Lands capingDistrict(LL2) SECTION III
Zone 73Mid Year Annexation Fiscal Year 2005 06 ENGINEER'S REPORT
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PART E: PROPERTY OWNER LIST est ASSESSMENT ROLL
This part contains a list of the Contra Costa County Assessor's Parcel numbers, and the
maximum amount to be assessed uponthe benefited lands within Zone 73. The Assessment
Roll is filed in the Office of the County Clerk and is incorporated in this Report by reference.
The list is keyed to the records of the Contra Costa County Assessor, which are incorporated
herein by reference.
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Contra Costa Countywide Landscaping District(LL2) SECTION III
Zone 73 Mid Year Annexation,Fiscal Year 2005-06 PART A
PART A
PLANS AND SPECIFICATIONS
The facilities, which have been constructed within Zone 73, and those which may be
subsequently constructed, will be operated, maintained and serviced as generally described as
follows:
The construction,operation,maintenance and servicing of landscaping,irrigation,lighting(not street
lighting except in special cases),park and recreational facilities,and appurtenant facilities including
but not limited to;personnel,electrical energy,utilities such as water,materials,contractual services,
and other items necessary for the satisfactory operation of these services and facilities as described
below:
Landscaping
The landscaping facilities consist of, but are not limited to: Landscaping, planting, shrubbery,
trees, irrigation systems, hardscapes, sidewalks, trails, and appurtenant facilities including, but
not limited to; playground equipment, play courts, and public restrooms, located within the
public right-of-ways, entry ways, parkways, County building grounds, and designated
easements within the boundaries of Zone 73.
Lighting
The lighting facilities consist of, but are not limited to: Poles, fixtures, bulbs, conduits,
equipment including guys, anchors, posts and pedestals, metering devices and appurtenant
facilities as required to provide lighting located within the public rights-of-way and easements
within the boundaries of Zone173.
The following is a detailed description of the improvements that are planned to be operated,
maintained and serviced.
Table 1: Planned Improvements
RIGHT OF WAY IMPROVEMENT
AREAS LIMITS
Phase 1 Summerlake Drive ROW Cypress Raod south to South Well Pump
Streetscape Station and Phase 2 Limits
Phase 2 Summerlake Drive ROW South Well Pump Station north to Cypress
Streetscape I Road
Phase 1 Cypress Road ROW Streetscape Bethel Island Road to second Summerlake
&Entry Drive Intersection
Manresa Pocket Park End of Lakeview Ct.-.26 acres
Lakewood Drive Park Approximately 58 acres
Sycamore Drive Park Approximately.24 acres
South Pocket Park Approximately.71 acres
Greenbelt Park I Approximately.79 acres
La esi e Park Approximately 1.64 acres
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Contra Costa CountywideLan�dscapingDistrict aL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year 2005-06 PART B
PART B
ESTIMATE OF COST
The 1972 Act provides that the total cost of construction, operation, and maintenance and
servicing of the public landscaping, lighting (not street lighting except in special cases), parks,
trails and open space facilities, etc. can be recovered by each Zone. Incidental expenses
including administration of the(Zone, engineering fees, legal fees and all other costs associated
with the construction, operation and maintenance and servicing of the Zones can also be
included.
For the new Zone being proposed for mid year it is not anticipated any expenditures will be
incurred for Fiscal Year 2005-06, however it is estimated that $12,654 in reserve money will
need to be collected. Table 2 below shows the total maintenance and operations budget upon
completion of all improvements. This information has been provided by Contra Costa County
Public Works Staff.
TABLE 2:TOTAL ESTIMATED COST AT BUILDOUT(IN FY2005-06 DOLLARS)
Countywide Landscaping District(LL-2)-Zone 73
!Summerlake South(Sub 7652,8900&8955)
Total
Operation&t Maintenance Quantity Cost/Unit Cost
Phase 1 Mamesa Pocket Park 0.26 Acre $25,000.00/Acre $6,500.00
Phasel Lakewood Drive Pocket Park 0.58 Acre $25,000.00/Acre $14,500.00
Phase 1 Sycamore Drive Pocket Park 0.24 Acre $25,000.00/Acre $6,000.00
Phase 2 South Pocket Park 0.71 Acre $25,000.00/Acre $17,750.00
Phase 2 Greenbelt Park 0.79 Acre $25,000.00/Acre $19,750.00
Phase 2 lakeside Park 1.64 Acre $25,000.00/Acre $41,000.00
Phase 1 Summerlake Drive ROW Westside 0.27 Acre $25,000.00/Acre $6,714.88
Phase 1 Summerlake Drive ROW Eastside 1.07 Acre $25,000.00/Acre $26,859.50
Phase 2 Summerlake Drive ROW Westside 1.07Acre $25,000.00/Acre $26,848.31
Phase 2 Summerlake Drive ROW Eastside 0.30 Acre $25 000.00/Acre $7.572.60
Phase 1 Cypress Road Drive ROW Northside 1.05 Acre $25,000.00/Acre $26,299.93
Phase 1 Cypress Road Drive ROW Southside 1.05 Acre $25,000.00/Acre $26,299.93
Phase 1 Cypress Road Drive Median 0.23 Acre $25 000.00/Acre $5,825.30
Other Medians&Frontage 5.00 Acre $25,000.00/Acre $125,000.00
Utilities 12Months $4,000.00/Month $48,000.00
Subtotal $404,920.45
TOTAL ALL MAINTENANCE: $404,920.45
Incidental Costs
Assessment Engineering $9,000.00
Assesment Collection Fees $4,000.00
County Administration JR,124.00
TOTAL ALL INCIDENTALS: $44,524.00
Reserve Funds
Operating Reserve Fund(50%) $224,722.23
Capital Reserve Fund(45%) $182.214.20
TOTAL ALL RESERVES: $406,936.43
Total Annual Estimated Cost $856,380.89
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Contra Costa Countywide Landscaping District(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year 2005-06 PART B
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The 1972 Act requires that a special fund be set up for the revenues and expenditures of each
Zone. Funds raised by the assessments shall be used only for the purpose as stated herein. A
contribution to each Zone by Contra Costa County may be made to reduce assessments, as the
Board of Supervisors deems appropriate. Any balance remaining on July 1 at the end of the fiscal
year must be carried over to the next fiscal year.
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Contra Costa Countywide LandscapingDistrict(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year 2005-06 PART C
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PART C
ASSESSMENT DISTRICT DIAGRAM
The boundaries of Zone 73 are completely within the boundaries of Contra Costa County. The
Assessment Diagram for the Countywide Landscaping District (LL-2) that incorporates Zone 73
is on file in the Office of the Contra Costa County Clerk of the Board of Supervisors and the
Contra Costa County Public Works Department. The lines and dimensions of each lot or parcel
within Zone 73 are those lines and dimensions shown on the maps of the Contra Costa County
Assessor, for the year when this Report was prepared, and are incorporated by reference herein
and made part of this Report.
Zone 73 encompasses the entire development area for Final Maps 7562, 8900 & 8955 also
known as Summer Lake South. (Zone 73 does not include the existing homesite that was located
in the area prior to development. This area is located off of Cypress Road just east of the Oakley
City limits (a vicinity map is shown below).
1 Fi � g al
`j`-Sr� n [rti!XaV � i
Y._ Y/CIeY��AE4P_
The Assessment Diagram is included on the following page.
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Contra Costa CountywideLandsca 'ng District(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year 2005-06 PART D
PART D
METHOD OF A�ncl
PPORTIONMENT OF ASSESSMENT
Part 2 of Division 15 of the Streets Highways Code, the Landscaping and Lighting Act of
1972,permits the establishment of assessment districts by Agencies for the purpose of providing
certain public improvements, which include the operation, maintenance and servicing of
landscaping and street lighting improvements.
Section 22573 of the Landscaping and Lighting Act of 1972 requires that maintenance
assessments must be levied according to benefit rather than according to assessed value. This
Section states: I
"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 benefit to be received by each such
lot orparcel from the improvements."
"The determination of whether or not a lot or parcel will benefit from the improvements
shall be made pursuant to the Improvement Act of 191I (Division 7 (commencing with
Section 5000))[of the Streets and Highways Code,State of California]."
In addition, Article XIIID, Section 4(a) of the California Constitution limits the amount of any
assessment to the proportional special benefit conferred on the property.
Because assessments are levied)on the basis of benefit, they are not considered a tax, and
therefore,are not governed by Article XIIIA of the California Constitution,
The 1972 Act permits the designation of zones of benefit within any individual assessment
district if "by reasons or variations in the nature, location, and extent of the improvements, the
various areas will receive different degrees of benefit from the improvement" (Sec. 22574). Thus,
the 1972 Act requires the levy of a true"assessment"rather than a "special tax."
Article XIIID provides that publicly owned properties must be assessed unless there is clear and
convincing evidence that those properties receive no special benefit from the assessment.
Exempted from the assessment would be the areas of public streets, public avenues, public
lanes, public roads, public drives, public courts, public alleys, public easements and rights-of-
ways, public greenbelts and public parkways, and that portion of public property that is not
developed and used for business purposes similar to private commercial, industrial and
institutional activities.
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Contra Costa Countywide Landscaping District(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year2005-06PART D
LANDSCAPING BENEFIT DETERMINATION
Trees, landscaping, hardscaping I and appurtenant facilities, if well maintained, provide
beautification, shade and enhancement of the desirability of the surroundings. In Parkways and
Land Values,written by John Nolan and Henry V.Hubbard in 1937,it is stated:
..there is no lath of opinion,based on general principals and experience and common sense, that
parkways do in fact add value to property, even though the amount cannot be determined
exactly. Indeed, in most cases wherc public money has been spent for parkways the assumption
has been definitely made that the proposed parkway will show a provable financial profit to the
City. It has been believed that the establishment of parkways causes a rise in real estate values
throughout the City,or inparts c f the City,..."
It should be noted that the definition of"parkways" above may include the roadway as well as
the landscaping along side the roadway.
Proper maintenance and operation of the street landscaping along major thoroughfares,medians
and parkways provides beautification and enhancement of the surroundings. These landscape
improvements benefit all parcels within Zone 73. These major thoroughfares are the entryways
into each zone and as such provide beautification to the entire zone.
ASSESSMENT METHODOLOGY
The total operation, maintenance and servicing cost for the landscaping facilities are
apportioned in accordance with the methodology that is consistent with standard assessment
engineering practices.
As certain subdivisions develop throughout the County, they may be annexed into an existing
Zone or a new Zone may be created. Each new subdivision is evaluated to determine which
improvements are of a specific and direct benefit to the parcels within the subdivision and then
a determination is made whether to annex them into an existing Zone or form a new Zone. The
parcels, which benefit from the improvements, are then identified and a benefit assessment
methodology is developed to al
locate the costs of the improvements to the benefiting parcels.
Since the assessments are levied on the owners of properties as shown on the secured property
tax rolls, the final charges must be assigned by Assessor's Parcel Number. If assessments were
to be allocated by parcel,not considering land use,this would not be equitable because a single-
family parcel would be paying the same as a 50-unit apartment parcel or a large commercial
establishment. Therefore, as previously stated, the total assessment costs are allocated to each
parcel of land based on benefit received by each particular parcel.
The methodology used to asl ign EDUs to other land uses in proportion to the benefit they
receive relative to the single family residential parcel and is explained below.
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Contra Costa Countywide Landscaping District(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year 2005-06 PART D
Developed Single Family Residential - The developed single family parcel has been selected as
the basic unit for calculation of the benefit assessments. This basic unit shall be called an
Equivalent Dwelling Unit (EDU). Parcels designated as developed single family residential
uses per Contra Costa County land us s code are assessed one (1.00) EDU.
Developed Multiple Residential - The EDUs for land designated as developed multi-family
uses which includes townhomes, condominiums, mobile homes and apartments are assessed a
factor of one-half(0.50) EDU per dwelling unit, e.g., a parcel with a 100-unit apartment would
be assessed 50 EDUs. Based on data from representative cities in Northern California, the
multiple family residential factor of 150% is determined by the statistical proportion of relative
trip generation from various types of residential uses,in combination with density per unit.
Developed Commercial/Industrial, Recreational, Institutional, and Other Miscellaneous
Uses - Developed commercial and industrial properties include commercial, industrial,
recreational, institutional or miscellaneous uses per Contra Costa County land use codes. The
parcels are assessed based upon their acreage. The parcels will be assessed-one (1.00) EDU for
the first acre or any portion thereof, and one (1.00) EDU/acre for each additional acre up to a
maximum of three (3.00) EDUs. The minimum number of EDUs per parcel will be one (1.00)
EDU.
Undeveloped Single Family Residential - Parcels defined as undeveloped single family
residential parcels will be assessed
I at 50%of the developed single family rate or 0.50 EDUs.
Undeveloped Multiple Family Residential — The EDUs for land designated as undeveloped
multi-family use which includes I undeveloped townhomes, condominiums, mobile homes and
apartments are assessed half of the developed EDU factor per planned dwelling unit. For
example a parcel that is planned for a 100-unit apartment complex would be assessed 25 EDUs.
If the number of planned dwelling units are not known, then the rate is 0.50 EDUs/acre with a
minimum of 0.50 EDUs and a maximum of 1.50 EDUs.
Undeveloped Non Residential - Parcels defined as undeveloped non residential will be
assessed at 50% of the developed commercial/industrial rate. These parcels include
undeveloped commercial/industrial, recreational, institutional and other miscellaneous parcels.
These parcels will be assessed at 0.50 EDUs per acre or any portion thereof,with a minimum of
0.50 EDU per parcel and a maximum of 1.50 EDUs per parcel (3.00 acres). Incremental acreage
greater than 3.00 acres is considered to be open space area and therefore receives no further
assessment.
Undeveloped property is described as parcels with no improved structures. Property values
increase for undeveloped parcels when public infrastructure improvements are installed and
well maintained. I
Exempt - Exempted from the assessment would be the areas of all public streets, public
avenues,public lanes,public roads,public drives, public courts,public alleys, all easements and
rights-of-ways, all public parks, cemeteries, greenbelts and parkways and all public school
property,other public prope,ty,designated open space,and public utilities.
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Contra Costa Countywide Landscaping District(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year200S--06 PART D
Zone 73(Summerlake South—Oakle+y Area)Final Map 7562,8900&z 8955
It is anticipated that Zone 73 will consist of 626 single family parcels and 13.40 acres of
undeveloped non-single family residential at build out. Each of the parcels located within this
zone will be assessed an equal share of the total assessment for this zone. Single family parcels
are proposed to be assessed at 1.00 EDU/parcel and undeveloped non-single family parcels are
proposed to be assessed at 0.50 EDUs%acre, It is estimated that at build out of the Zone the total
amount needed to maintain the public improvements for Zone 73 on an annual basis is
$856,380.89 (FY2005-06 dollars).
(626 single family units *1.00 EDU) + (13.40 acres undeveloped non residential 0.50 EDU) _
632.70 EDUs
$856,380.89 divided by 632.70 EDUs=$1,353.53/EDU
P oposed Maximum Rate
$1,353.53 per single-family parcel
$676.76 per non residential undeveloped acre
Proposed FY05-06 Rate
$20.00 per single-family unit
$10.00 peer non residential undeveloped acre
Maximum Assessment Rate Incr1eases
The maximum assessment rate shown above is in FY 2005-06 dollars. Each year thereafter the
maximum assessment rate shown above may be increased based upon an allowance for a
minimum of a 2% CPI increase each fiscal year which is based upon the San Francisco Bay Area
All Urban Consumers as of June 2005 (201.20).
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Contra Costa CoantywideLandscapingDistrict(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal Year2005-06 PART E
PART E
PROPERTY OWNER LIST&ASSESSMENT ROLL
A list of names and addresses of the lowners of all parcels, and the description of each lot or
parcel within Zone 73 is shown on the last equalized Property Tax Roll of the Contra Costa
County Assessor,which by reference is hereby made a part of this Report.
This list is keyed to the Assessor's Parcel Numbers as shown on the Assessment Roll, which
includes the maximum proposed amount of assessments apportioned to each lot or parcel. The
Assessment Roll is on file in the Office of the Contra Costa County Clerk of the Board of
Supervisors and the Contra Costa County Public Works Department and is shown below in
Table 3.
Table 3: Assessment Roll
Assessor s Maximum
Parcel Estimated Assessment
Number Owner Estimated Ultimate Land Use Acres EDUs Amount
032.370.001 Shea Homes Limited Partnership 196 Single Family Units(Sub 8900) 42.37 196.00 $265,292.64
032.370.002 Shea Hames Limited Partnership 160 Single Family Units(port Sub 8955) 45.26 160.00 $216,565.42
032-370-003 Shea Homes Limited Partnership 79 S F Units(port Sub 8955)-10 Ac School 22.50 84.05 $113,764.52
032.370-004 Shea Homes Limited Partnership 53 Single Family Units(port Sub$955) 13.29 53.00 $71,737.30
032-370-008 Shea Homes Limited Partnership Levee 0.42 0.00 $0.00
032-370-009 Shea Homes Limited Partnership ' Levee P2.54
0.00 $0.00
032-370.011 Shea Homes limited Partnership f Common Area-Canoe Club 1.27 $1,718.99032-370.013 Shea Homes Limited Partnership ' Common Area-HOA-Daycare 038 $514.34032.370.014 Contra Costa County . ' Community Park 0.00 $0.00032.370.015 Shea Homes Limited Partnership Levee 000 $0.00032.370-016 Contra Costa County Open Space/Park 0.00 $0.00032.370.017 Shea Homes Limited Partnership,' Levee 0.00 $0.00
032-370.018 Shea Homes Limited Partnership Common Area-HOA(Lake) 27.61 0.00 $0.00
032-370-020 Shea Homes Limited Partnership Common Area-HOA 3.34 0.00 $0.00
032-370-022 Shea Homes Limited Partnership Common Area-HOA 0.20 0.00 $0.00
032-380.001 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380-002 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380.003 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,35353
032-380.004 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1353.53
-532 3-80-005 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380.006 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380-007 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380-008 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380.009 Shea Homes Limited Partnership Single Family Home n/a 1,00 $1,353.53
032.380.010 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380.011 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380-012 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380.013 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380-014 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032380-015 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380.016 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380.017 Contra Costa County I open space/park 0.26 0.00 $0.00
032.380.018 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380.019 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380.020 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380-021 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.380.022 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
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Contra Costa Count
ywideLandscapingDistrict(LL2) SECTION III
Zone 73 Mid Year Annexa tion Fiscal Year2005-06 PART E
Assessor's Maximum
Parcel Estimated Assessment
Number Owner Estimated Ultimate Land Use Acres EDUs Amount
032-380-023 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380.024 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380-025 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-380-026 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53 -
032-390-001 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-002 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-003 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-004 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.005 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.006 Shea Homes Limited Partnership ' Single Family Home n/a 1.00 $1,353.53
032-390.007 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-008 Shea Homes Limited Partnership f Single Family Home n/a 1.001 $1,353.53
032-390.009 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-010 Shea Homes Limited Partnership Single Family Home n/a Lo0 $1,353.53
032-390-011 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-012 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.013 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-014 Shea Homes Limited Partnership ' Single Family Home n/a 1.00 $1,353.53
032-390-015 Shea Homes Limited Partnership Single Family Home n/a 1.D0 $1,353.53
032.390-016 Shea Homes Limited Partnership Single Family Home n/a I.D01 $1,353.53
032-39D-017 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-018 Shea Homes Limited Partnership Single Family Home n/a Loo $1,353.53
032-390-019 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-020 Shea Homes Limited Partnership Single Family Home n/a 1.60 $1,353.53
032-390.021 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-022 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-023 Shea Homes Limited Partnership Stn le Family Home n/a L00 $1,353.53
032.390-024 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.025 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-026 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-027 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-028 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-029 Shea Homes Limited Partnership Single Family Home n/a Loo $1,353.53
032.390-030 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.031 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390.032 Shea Homes Limited Partnership ' Single Family Home n/a 1.00 $1,353.53
032-390-033 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-034 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.035 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-036 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.037 Shea Homes Limited Partnership Single Family Home n/a 100 $1,353.53
032-390.038 Shea Homes Limited Partnership Single Family Home n/a L()0j $1,353.53
032.390.039 Shea Homes Limited Partnership Single Family Home n/a 1.001 $1,353.53
032-390-040 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-041 Shea Homes Limited Partnership� Single Family Home n/a 1.00 $1,353.53
032-390-042 Shea Homes Limited Partnership' Single Family Home n/a 1.00 $1,353.53
032.390-043 Shea Homes limited Partnership! Single Family Home n/a too $1,353.53
032390-044 Shea Homes Limited Partnership' Single Family Home n/a 1.00 $1,353.53
032-390-045 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.046 Shea Homes Limited Partnership Single Family Home n/a 100 $1,353.53
032.390-047 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-048 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-049 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390.050 Shea Homes Limited Partnership Single Family Home a/a 1.00 $1,353.53
032-390.051 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-052 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-053 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.054 Shea Homes Limited Partnership Single Family Home n/a L001 $1,353.53
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Contra Costa Countywide Landscaping District(LL2) SECTION III
Zone 73 Mid Year Annexation Fiscal)Year2005--06 PART E
Assessor's Msnrimum
Parcel Estimated Assessment
Number Owner Estimated Ultimate Land Use Acres EDUs Amount
032-390-055 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-056 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-057 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-058 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.059 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390.060 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390.061 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-062 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-063 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390.064 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-065 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
632-390-066 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-067 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-068 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-069 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390.070 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-071 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-072 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-073 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-074 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,35353
032-390-075 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-076 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390.077 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-078 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.390-079 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-390-080 Shea Homes Limited Partnership Pump Station 0.06 0.00 $0.0
032.400-001 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-002 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-003 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-004 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400-005 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400.006 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1353.53
032-400-007 IShea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400-008 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
632-400-009 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400-010 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-011 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-012 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-013 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400.014 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-015 IShea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-016 IShea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400.017 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-018 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353-53
032-400-019 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-020 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400.021 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400-022 Shea Homes Limited Partnership Single Family Home n/a Loo $1,353.53
032-400-023 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-024 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400.025 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400-026 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400.027 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-028 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400-029 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,35353
032.400-030 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-031 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-032 Shea Homes Limited Partnership Single Family Home n/a 1.00 $1,353.53
032.400.033 Shea Homes limited Partnership Single Family Home n/a 1.001 $1,353.53
032-400-034 Shea Homes limited Partnership Single Family Home n/a 1.00 $1,353.53
032-400-035 Shea Homes Limited Partnership Open space/landscaping 0.10 0.00 0.00
632.701 $856,380.89
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