cc18_078 1 STAFF REPORT MEETING DATE: May 8, 2018 TO: City Council FROM: Heather Hafer, Senior Management Analyst Kate Whan, Public Works Administrative Manager PRESENTER: Heather Hafer, Senior Management Analyst SUBJECT: SAN PABLO SUBDIVISION LANDSCAPE DISTRICT A-03 NOTICE OF INTENT TO LEVY ASSESSMENT CEQA DETERMINATION: Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301, Existing Facilities REQUEST Adopt a resolution of intention to levy assessments for Fiscal Year 2018/19 for Landscape Assessment District A-03 in the San Pablo Subdivision and setting a public hearing date of May 22, 2018 to confirm or revise the Fiscal Year 2018/19 assessments proposed in the Engineer's Report. DISCUSSION Annually, in order to levy assessments among the properties within the referenced District, the City must initiate and adopt a resolution of intention to assess the district for the cost of maintaining certain landscaping and irrigation within that district. The district is the assessing entity for costs associated with the operation and maintenance of the perimeter landscaping, the outside of the perimeter wall and the proportionate share of the operation and maintenance of the storm drain system within the Hamilton Community Facilities District. The Engineer's Report details a broad scope of work for Fiscal Year 2018/19, defines the method of apportionment of the assessments and estimates expenses for the upcoming year. The proposed FY 2018/19 assessment for all parcels within the District will be $715 per family residential parcel, or a total of $13,585. Total proposed expenditures for FY 2018/19 are $14,348. Reserve funds will be used to cover expenses, if necessary. The proposed unit assessment for FY 2018/19 represents a 0% increase over the FY 2017/18 assessment due to the unknown status of necessary improvements and an approximate reserve balance of $39,700. Future assessment rates are always subject to change within the identified assessment limits, and would be adjusted according to identified needs. 922 Machin Avenue Novato, CA 94945 (415) 899-8900 www.novato.org 1
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cc18_078 1
STAFF REPORT
MEETING DATE: May 8, 2018
TO: City Council
FROM: Heather Hafer, Senior Management Analyst Kate Whan, Public Works Administrative Manager
SUBJECT: SAN PABLO SUBDIVISION LANDSCAPE DISTRICT A-03 NOTICE OF INTENT TO LEVY ASSESSMENT
CEQA DETERMINATION: Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301, Existing Facilities
REQUEST
Adopt a resolution of intention to levy assessments for Fiscal Year 2018/19 for Landscape Assessment District A-03 in the San Pablo Subdivision and setting a public hearing date of May 22, 2018 to confirm or revise the Fiscal Year 2018/19 assessments proposed in the Engineer's Report.
DISCUSSION
Annually, in order to levy assessments among the properties within the referenced District, the City must initiate and adopt a resolution of intention to assess the district for the cost of maintaining certain landscaping and irrigation within that district. The district is the assessing entity for costs associated with the operation and maintenance of the perimeter landscaping, the outside of the perimeter wall and the proportionate share of the operation and maintenance of the storm drain system within the Hamilton Community Facilities District.
The Engineer's Report details a broad scope of work for Fiscal Year 2018/19, defines the method of apportionment of the assessments and estimates expenses for the upcoming year. The proposed FY 2018/19 assessment for all parcels within the District will be $715 per family residential parcel, or a total of $13,585. Total proposed expenditures for FY 2018/19 are $14,348. Reserve funds will be used to cover expenses, if necessary. The proposed unit assessment for FY 2018/19 represents a 0% increase over the FY 2017/18 assessment due to the unknown status of necessary improvements and an approximate reserve balance of $39,700. Future assessment rates are always subject to change within the identified assessment limits, and would be adjusted according to identified needs.
922 Machin Avenue Novato, CA 94945
(415) 899-8900www.novato.org
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It is noted in the Engineer's Report that assessments will be identical to Hamilton Community Facilities District (CFD) 1994-1 for the Phase I Single Family Residential units as the district is located in the immediate area of the Phase I work and requires similar work to facilitate landscape and drainage pump and levee operation and maintenance. The actual performance and supervision of the maintenance work is by the City of Novato Maintenance Division on behalf of the assessment district. As provided by law, the Engineer's Report is filed with the City Clerk. The assessments proposed in the report are subject to confirmation or revision at the public hearing that will be set for the May 22, 2018 City Council meeting. CEQA DETERMINATION Landscape Assessment District A-03 in the San Pablo Subdivision is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City of Novato Environmental Review Guidelines pursuant to CEQA Guidelines Section 15301, Existing Facilities. FISCAL IMPACT There are no direct fiscal impacts on the City of Novato for the administration or maintenance of the District because it is funded entirely by the assessment revenue. RECOMMENDATION Adopt the resolution. ATTACHMENTS
1. Engineer’s Report 2. Resolution of Intention to Levy Assessments
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City of Novato Fiscal Year 2018-19
San Pablo LAD (A-03) Engineer’s Report
Table of Contents
Engineer’s Certification .................................................................................................................................. i
Certifications ................................................................................................................................................. ii
General Description of the District ......................................................................................................... 1
Compliance with the California Constitution ......................................................................................... 1
Summary of Proposed Assessment and Expenditures ........................................................................... 1
Plans and Specifications ................................................................................................................................ 2
Level of Maintenance Services Provided ................................................................................................ 2
Method of Apportionment ........................................................................................................................... 6
General Provisions .................................................................................................................................. 6
*Pursuant to Section 22569 of the California Streets and Highways Code, a reserve may be
included in the district budget. The reserve includes 50 % for annual operating funds as well as
funding for future capital improvements.
2Finance staff, Consultant fee, and administrative support
1Engineering staff hours worked on this project multiplied by the hourly billing rate for Novato's cost
recovery system
San Pablo Landscape Assessment District A-03
Proposed Budget-Fiscal Year 2018/19
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METHOD OF APPORTIONMENT
GENERAL PROVISIONS
The method of apportionment equates all parcels within the Assessment district to an Equivalent
Dwelling Unit (EDU) use (one single dwelling parcel = 1 EDU unit). The basic use unit reflects the relative
benefit accruing to parcels of land within the Assessment District.
The San Pablo Subdivision created nineteen lots, all of which have been developed with a dwelling unit.
The cost per EDU unit shall be multiplied by the total EDU units established for each parcel to determine
the annual assessment for each parcel. Assessments are apportioned in this manner because of the
proximity of the homes to the landscaping and other improvements and the benefit received from
availability and services of these facilities. Because the landscaping and other improvements are easily
accessible to all the parcels within the San Pablo Subdivision, the level of benefit is equally spread to
each unit.
BENEFIT ANALYSIS
Each of the improvements have been carefully reviewed by the City and the corresponding assessments
have been proportionately spread to each parcel based on improvements as determined at the time the
District was established.
General Benefits
The improvements within this District are a direct result of property development within the District and
would otherwise not be required or necessary. Developers typically install landscape 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
developed and not for the benefit of surrounding properties.
Special Benefits
The method of apportionment (assessment methodology) approved at the time the District was formed
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 landscape improvements installed as part of the original improvement. The
desirability and safety of properties within the District are enhanced by the presence of well-maintained
landscaping and open space weed abatement 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 District 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, weed abatement,
and dust/debris control.
• Increased sense of pride in ownership of property within the District resulting from well-
maintained improvements associated with the properties.
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All of the preceding special benefits contribute to a specific enhancement and desirability of each of the
assessed parcels within the District.
ASSESSMENT METHODOLOGY
The annual cost to the District for improvements to be levied is divided by the total number of
assessable parcels calculated for the District to establish the annual assessment rate for the fiscal year.
This assessment rate is then multiplied by each assessable parcel’s Equivalent Dwelling Unit (EDU)
count, with the resulting product being the parcel’s annual assessment amount for the fiscal year. This
methodology is shown below, along with the quantification of the district maximum assessment rate.
Proposed Assessment for FY 2018/19: $13,585.00
No. of Assessment Units 19
2018/19 Assessment per Unit: $715.00
Maximum Allowable Assessment per Unit: $762.37
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APPENDIX A – PROPOSITION 218 COMPLIANCE RECORD
Fiscal
Year
Previous FY Index -
Mar
Current FY Index
-Mar
Inflation
Adjustment
Total
Maximum
Assessment Actual Unit Assessment
12/13 9011 9268 2.9% $662.37 $657.85
13/14 9268 9456 2.0% $671.19 $657.84
14/15 9456 9702 2.6% $674.95 $674.94
15/16 9702 9972 2.8% $693.73 $693.72
16/17 9972 10242 2.7% $712.50 $712.50
17/18 10242 10278 0.4% $715.00 $715.00
18/19 10278 10959 6.626% $762.37 $762.36
Construction Cost Index - 20 City Average
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APPENDIX B – DISTRICT DIAGRAM
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APPENDIX "San Pablo Subdivision Landscape Assessment District A-03
San Pablo LAD Engineer's Report May 20 14
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APPENDIX C - ASSESSMENT ROLL
The proposed assessment and the amount of the assessment apportioned to each lot or parcel, as
shown on the latest roll at the Assessor’s Office, is shown on the following pages. The description of
each lot or parcel is part of the records of the Assessor of the County of Marin and those records are, by
reference, made part of this report. The assessments shown will be submitted to the County
Auditor/Controller, and included on the property tax bill for each parcel shown in the assessment roll for
Fiscal Year 2018-19.
APN Land Use EDU Assessment Rate Assessment
157-990-01 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-02 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-03 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-04 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-05 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-06 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-07 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-08 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-09 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-10 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-12 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-13 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-16 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-17 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-18 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-19 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-21 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-23 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
157-990-24 11-RESID. SINGLE FAMILY 1.00 $715.00 $715.00
TOTALS 19 19.00 $13,585.00
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CITY COUNCIL OF THE CITY OF NOVATO
RESOLUTION NO. 2018-025
RESOLUTION OF INTENTION TO LEVY ASSESSMENTS WITHIN THE SAN PABLO SUBDIVISION LANDSCAPE AND LIGHTING DISTRICT A-03 FOR FISCAL YEAR 2018/19 PURSUANT TO THE LANDSCAPE AND LIGHTING ACT OF 1972
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Novato hereby resolves as follows:
1. The City Council intends to levy and collect assessments within AssessmentDistrict A-03 during Fiscal Year 2018/19. The lands to be assessed are located inthe City of Novato, Marin County, California.
2. The maintenance work/improvements to be made in the assessment district aregenerally described as follows:
a. Provide for ongoing maintenance by replacement, repair, rehabilitation, andcare of plant materials, irrigation facilities, sound wall, pump station and leveeon a routine basis.
b. Construct such other work as is authorized by the Landscape and Lighting Actof 1972.
3. The assessment is proposed to be $13,585 ($715 per unit) which is required toeffectively operate and maintain the District for Fiscal Year 2018/19.
4. In accordance with this Council's resolution directing the filing of an annual report,the Engineer of Work has filed with the City Clerk the report required by theLandscape and Lighting Act of 1972. All interested persons are referred to thereport for a full and detailed description of the improvements and boundaries of theassessment district, and the proposed assessments upon assessable lots and parcelsof land within the assessment district.
5. The City Council finds that the intention to levy assessments for Fiscal Year2018/19 for Landscape Assessment District A-03 in the San Pablo Subdivision is
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categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City of Novato Environmental Review Guidelines pursuant to CEQA Guidelines Section 15301, Existing Facilities.
6. On May 22, 2018, at 6:00 p.m., the City Council will conduct a public hearing on
the question of the levy of the proposed assessment. The hearing will be held at the meeting place of the City Council at Novato City Hall, 901 Sherman Avenue, Novato, California.
7. The City Clerk is authorized and directed to give Notice of Hearing as required by
the Landscape and Lighting Act of 1972 by causing the Resolution of Intention excerpt to be published once, at least ten (10) days before the hearing.
* * * * * * I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the City Council of the City of Novato, Marin County, California, at a meeting thereof, held on the 8th day of May, 2018, by the following vote, to wit: AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers ABSENT: Councilmembers ___________________________ City Clerk of the City of Novato Approved as to form: ______________________________ City Attorney of the City of Novato