CITY OF SACRAMENTO SACRAMENTO COUNTY, CALIFORNIA

Transcription

1 CITY OF SACRAMENTO SACRAMENTO COUNTY, CALIFORNIA ENGINEER'S REPORT FOR THE LAND-CURTIS PARK STREET LIGHTING ASSESSMENT DISTRICT NO As Accepted By The City of Sacramento November 2007

2 ENGINEER S REPORT LAND-CURTIS PARK STREET LIGHTING ASSESSMENT DISTRICT NO Edward Williams, Engineer of Work for the Land-Curtis Park Street Lighting Assessment District No , City of Sacramento, County of Sacramento, State of California, makes this report, as directed by the City Council pursuant to Section of the California Streets and Highways Code (Municipal Improvement Act of 1913). The improvements which are the subject of this report are briefly described as follows: The construction and installation of a complete high pressure sodium ornamental street lighting system together with all necessary appurtenances thereto on: Burnett Way from 16 th Street to 21 st Street, 1 st Avenue from 18 th Street to Street to 21 st Street. Beverly Way 18 th Street to Freeport Boulevard, Larkin Way from 120 feet west of Marty Way to 21 st Street, Commercial Way from 18 th Street to Freeport Boulevard, Sloat Way from Western Pacific RR to 21 st Street, 2 nd Avenue from 120 feet west of Marty Way to Franklin Boulevard, Castro Way from 18 th Street to 21 st Street and from 280 feet west of 24 th Street to 200 feet east of 25 th Street, Caramay Way from 120 feet west of Marty Way to Freeport Boulevard, Markham Way from 120 feet west of 18 th Street to 21 st Street, 3 rd Avenue from 180 feet west of 18 th Street to 24 th Street and Franklin Boulevard to State Route 99, 4 th Avenue from 120 feet west of 17 th Street to 24 th Street and Franklin Boulevard to 31 st Street, Vallejo Way from 120 feet west of 21 st Street to Freeport Boulevard, 5 th Avenue from 17 th Street to Freeport Boulevard and 24 th Street to State Route 99, Bidwell Way from 120 feet west of 17 th Street to 300 feet east of Freeport Boulevard, Weller Way and Perkins Way from Freeport Boulevard to Western Pacific RR, 6 th Avenue from Freeport Boulevard to Western Pacific RR and Franklin Boulevard to 31 st Street, 8 th Avenue from 500 feet west of 23 rd Street to 23 rd Street and Franklin Boulevard to 31 st Street, Marshall Way from 21 st Street to 24 th Street and 300 feet east of 26 th Street to 31 st Street, Portola Way from 21 st Street Franklin Boulevard, Donner Way from Franklin Boulevard to 31 st Street, Montgomery Way from Franklin Boulevard to 31 st Street, 9 th Avenue from Franklin Boulevard to 31 st Street, 13 th Avenue from Franklin Boulevard to 30 th Street, Marty Way from 200 feet north of Larkin Way to Caramay Way, 16 th Street and Harkness Street from Burnett Way to Caramay Way, 17 th Street from 100 feet north of Burnett Way to 100 feet south of Caramay 2

3 Way and 4 th Avenue to 100 feet south of Bidwell Way, 18 th Street from 100 feet north of Burnett Way to 100 feet south of Caramay way and Markham way to 4 th Avenue, 19 th Street from Markham Way to Bidwell Way, Freeport Boulevard from 100 feet north of Burnett Way to 120 feet south of 6 th Avenue, 20 th Street 100 feet north of Burnett Way to Larkin Way, 21 st Street from Burnett Way to 120 feet south of Portola Way, 22 nd Street from Sloat Way to 2 nd Avenue and 3 rd Avenue to Portola Way, 23 rd Street from 4 th Avenue to Marshal way and 8 th Avenue to 120 feet south of 8 th Avenue, 24 th Street from 100 feet north of 2 nd Avenue to 80 feet north of Donner Way, 25 th Street from 100 feet north of 2 nd Avenue to Castro Way and 100 feet north of Portola Way to 80 feet north of Donner Way, 26 th Street from 100 feet north of 2 nd Avenue to 80 feet north of Castro Way and 100 feet north of Portola Way to 100 feet south of 5 th Avenue, 27 th Street from 2 nd Avenue to 100 feet south of 2 nd Avenue and Portola Way to 120 feet south of 5 th Avenue, Franklin Boulevard from 2 nd Avenue to 9 th Avenue, 30 th Street from 120 feet north of 3 rd Avenue to 4 th Avenue and 50 feet south of 14 th Avenue to 260 feet south of 13 th Avenue and 31 st Street from 4 th Avenue to Marshall way and Donner Way to Montgomery Way and 6 th Avenue to 8 th Avenue and 9 th Avenue to 120 feet north of 10 th Avenue. Bonds representing unpaid assessments, and bearing interest at a rate not to exceed twelve percent (12%) per annum, will be issued in the manner provided by the Improvement Bond Act of 1915 (Division 10, California Streets and Highways Code), and the last installment of the bonds will mature twenty-nine (29) years from the second day of November next succeeding twelve (12) months from their date. This report includes the following exhibits which are incorporated by reference or attached hereto: EXHIBIT A: Land-Curtis Park Street Lighting Assessment District No Schematic Plan, dated July 13, 2007, which is on file with the City s Department of Transportation, Project Delivery Division, located at City Hall, 915 I Street, 2 nd floor, Sacramento, California. EXHIBIT B: Estimate of the cost of improvements. EXHIBIT C: Statement of the method by which the undersigned determined the amount proposed to be assessed against each parcel, based on the special benefits to be received by each parcel from the improvements. 3

4 EXHIBIT D: Property-value-to-lien calculation. EXHIBIT E: Assessment roll with each parcel described by an Assessment Number, Amount of Assessment, and County Assessor s parcel number. EXHIBIT F: Diagram showing all of the parcels within this district. The diagram is keyed to Exhibit E by assessment number. Respectfully submitted, Edward H. Williams, P.E., Engineer of Work City of Sacramento, Sacramento County, State of California 4

5 EXHIBIT A LAND-CURTIS PARK STREET LIGHTING ASSESSMENT DISTRICT NO SCHEMATIC PLAN Dated July 13, 2007 The Schematic Plan is on file with: CITY OF SACRAMENTO DEPARTMENT OF TRANSPORTATION PROJECT DELIVERY DIVISION CITY HALL 915 I STREET, 2ND FLOOR SACRAMENTO, CA

6 EXHIBIT B LAND-CURTIS PARK STREET LIGHTING ASSESSMENT DISTRICT NO COST ESTIMATE Item Estimated Cost Construction $6,320,000 Engineering $1,398,000 Right-of-Way $508,000 Contingency $948,000 Subtotal Construction Cost $9,174,000 Incidentals City Administration Expenses & Fees $70,500 Official Statement Printing $10,000 Bond Counsel $89,400 Special District Information & Reporting Service (SDIRS) $48,380 Contingency $18,220 Subtotal Incidentals $236,500 Total Project Costs $9,410,500 Debt Service Reserve Fund $761,900 Subtotal Expenditures $10,172,400 Underwriter s Discount $207,600 Total Bond Cost $10,380,000 6

7 EXHIBIT C LAND-CURTIS PARK STREET LIGHTING ASSESSMENT DISTRICT NO METHOD OF SPREAD The following describes the proposed method of spreading assessments for the Land-Curtis Park Street Lighting Assessment District No , City of Sacramento, County of Sacramento, State of California. SUMMARY The total cost to install and finance the street lights was allocated to the benefited parcels in proportion to the estimated benefits each parcel will receive. With one exception, all benefited parcels are in the assessment district. The exception is the Catholic cemetery on 21 st Street. The California Constitution exempts it from special assessments, and its cost share will be paid from non-district funds. The calculation of each parcel s cost allocation involved four steps: First, a Benefit Factor was assigned to the parcel. The Benefit Factor reflects two classes of special benefits, summarized as (1) safety & security benefits and (2) community ambience benefits. Every parcel except the cemetery receives both classes of benefits and has a Benefit Factor of 1.0. The cemetery receives only safety & security benefits, and at half the rate of the other parcels. Its Benefit Factor is Second, Equivalent Dwelling Units were assigned to the parcel. These reflect the parcel s size and are largely determined by street frontage. Parcels with street frontage of less than 75 feet were assigned one Equivalent Dwelling Unit. Corner lots do not have their side-yard frontage counted except to the extent it exceeds 100 feet. Third, the parcel s Benefit Factor was multiplied by its Equivalent Dwelling Units to calculate its Benefit Units. The vast majority of benefited parcels have one Benefit Unit each. Fourth, the parcel s Benefit Units are divided by the sum of the Benefit Units for all of the benefited parcels. The resulting number is then multiplied by the total cost to install and finance the street lights to get the parcel s cost allocation. BENEFIT ANALYSIS Special Benefit Properties receive special benefits from the installation and operation of street lights in different ways. These benefits are classified as follows: Security & Safety Benefits. The prevention of crime, the alleviation of the fear of crime, and the reduction of traffic accidents in a community. 7

8 Community Ambience Benefits. The promotion of social interaction, promotion of business and industry, and the contribution to a positive night-time visual image for the community. Special benefits to individual properties from street lighting are most evident when street lighting is installed and maintained as a coherent system or lighting network. With a street-lighting system, all properties are in a position to receive the special benefits noted. Methodology for Apportioning Special Benefits To establish the special benefit to the individual parcels within the district, each parcel is assigned Benefit Units (BU s). BU s are determined by the proportion of the estimated special benefit a parcel receives from the proposed improvements relative to the benefits received by the other parcels within the district. The proportion is determined by considering both the dwelling-unit equivalency of a parcel and the benefits provided to the parcel. The basic BU formula is shown below: Benefit Units = (Equivalent Dwelling Units) x (Benefit Factor) The following definitions are used in this report: Average Parcel means a parcel with 50 feet of Street Frontage. Benefit Factor means the assigned numerical value of the benefits a parcel will receives from the street lights (see Section 2, below). Equivalent Dwelling Unit (EDU) means a parcel that has less than 75 feet of Street Frontage (see Section 1, below). Street Frontage means a parcel s frontage on the street that is named in the parcel s address. If a parcel has two addresses on separate streets, then the longer frontage is the Street Frontage. 1. Equivalent Dwelling Units Like most street-lighting districts, the proposed district has parcels that are nearly all the same size. Approximately 97% of the parcels in the proposed district have between 35 and 65 feet of Street Frontage. A. Non-corner Lots. 1. Non-corner lots with less than 75 feet of Street Frontage have one EDU. 2. The EDU s for non-corner lots with Street Frontage greater than or equal to 75 feet is calculated by dividing the actual Street Frontage (in feet) by the 8

9 Average Parcel s Street Frontage (i.e., 50 feet) and rounding the quotient to the next highest whole number. Street Frontage 75 ft / 50 ft = EDU s (rounded to next highest whole number) Table 1: Sample EDU Calculation for Non-Corner Lots Column 1 / Column 2 = Column 3 = Column 4 (rounded to next highest whole number) Street Frontage (ft) Average Parcel s Frontage (50ft) Frontage divided by Average Parcel (50ft) EDU s (rounded) (1) (2) (1)/(2)=(3) (4) < B. Corner Lots. Corner lots generally receive benefit in proportion to the Street Frontage only. The side-yard frontage receives no direct benefit. EDU s for corner lots will thus be calculated without including the side-yard frontage, with the following exception: the calculation for corner lots that have more than 100 feet of side-yard frontage will include the side-yard frontage in excess of 100 feet. Accordingly, the EDU s for corner lots will be calculated using the following formulas: Revised Street Frontage = Street Frontage (ft) + [Side-Yard Frontage (ft) 100]* * If the Side-Yard Frontage is 100, then Revised Street Frontage = Street Frontage. EDU s = Revised Street Frontage (ft) / 50 ft (quotient rounded to the next highest whole number) Street Frontage Table 2: Sample EDU Calculation for Corner Lots Side- Yard Frontage Subtract 100 Revised Street Frontage Average Parcel Frontage EDU s (rounded)

10 C. Exceptions. Even the best assessment formulas can create injustices in unusual situations. The Engineer has identified a small number of parcels where this appears to be the case and has made adjustments: 1. APN s: , , , By nature, triangular shaped lots frequently have disproportionately large Street Frontage for their area and, as a result, without adjustment, would receive a larger assessment than rectangular lots of comparable size. Yet there is no greater benefit based on the lot s shape. So these lots are being assessed the same as rectangular lots of approximately the same area. APN s , , and were assigned one EDU each. APN was assigned three EDU s. 2. APN: This is a large lot that faces another street not within the district boundaries. The back of this lot encompasses an entire cul-de-sac within the district boundaries. However, other than emergency and pedestrian access, the cul-de-sac does not currently provide vehicular access to the lot. The proposed lighting improvements would only benefit a parcel of less than 75 feet on either side of the cul-de-sac. Therefore, two EDU s were assigned. 3. APN s: , These parcels are corner lots where the side-yard frontage functions as the Street Frontage; therefore, the side-yard frontage is treated as the Street Frontage. Accordingly, these lots were assigned two EDU s each. 4. APN: The side-yard frontage on this parcel also functions as the Street Frontage. However this parcel is so narrow that it raises the same issue as triangular lots. Therefore, one EDU was assigned. 2. Benefit Factors As mentioned above, the benefits from street lighting fall into two classes: Security & Safety Benefits. The prevention of crime, the alleviation of the fear of crime, and the reduction of traffic accidents in a community. 10

11 Community Ambience Benefits. The promotion of social interaction, the promotion of business and industry, and the contribution to a positive night-time visual image for the community. Each land use is given a numerical value for each benefit. For each land use, the two separate Benefit Factors are added together and then divided by two. The resulting numerical average is used to assign the Benefit Factor to each land use. All lots except one have a Benefit Factor of 1.0: Table 3: Street Lighting Benefit Factors By Land Use Residential Commercial/ Institutional Civic/ Govt. Cemetery* 1. Security and Safety Community Character and Vitality Subtotal: Benefit Factors: * The Catholic cemetery located at st Street will receive special benefit from the street lights, but it will not be included within the proposed district because of the special exemption set forth in article XIII, section 3, subdivision (g) of the California Constitution. In accordance with Proposition 218, the costs attributable to the cemetery will not be spread to the properties within the district but instead will be paid from non-district sources. As previously discussed, the basic formula for calculating BU s for each parcel is as follows: Benefit Units = (Equivalent Dwelling Units) x (Benefit Factor) For the vast majority of the parcels benefited, the assigned BU s equal the EDU s because the Benefit Factor is 1.0. The cost of improvements is assessed to each parcel in the same proportion that the parcel s BU s bear to the total number of BU s. 11

12 EXHIBIT D PROPERTY VALUE TO LIEN Information from the Sacramento County Assessor shows that properties within the district are assessed annually for the SAFCA (Sacramento Area Flood Control Agency) Capital Assessment No. 3. However, as a result of the April 2007 voter approval of the SAFCA Consolidated Assessment District, that lien will be removed from the assessment roll. In its place will be the assessment for the new Consolidated Capital Assessment District that will encumber district properties for 30 years. The Land-Curtis Park Street Lighting Assessment District is the only other tax or assessment lien (other than the lien for ad valorem property taxes) that is either existing or proposed for properties in the district. PROPERTY VALUE TO LIEN CALCULATION VALUE LIEN Total Commercial Value $29,466,363 Total Residential Value $368,250,756 Total District Property Value $397,717,119 SAFCA Consolidated A.D. $2,498,826 Proposed Land-Curtis Park Street Lighting A.D. $10,380,000 Total Property Liens $12,878,826 TOTAL: $397,717,119 $12,878,826 Value to Lien Ratio: 31 1 Sources: 1. Sacramento County Assessor Rolls - property values (land and structure). 2. SAFCA, Final Engineer s Report, April 19,

13 EXHIBIT E LAND-CURTIS PARK STREET LIGHTING ASSESSMENT DISTRICT NO ASSESSMENT ROLL 1 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

14 43 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

15 91 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

16 139 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

17 187 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

18 236 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

19 284 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

20 333 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

21 381 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

22 429 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

23 477 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

24 525 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

25 573 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

26 621 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

27 669 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

28 717 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

29 765 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

30 814 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

31 862 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

32 910 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

33 958 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

34 1006 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

35 1054 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

36 1103 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

37 1151 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

38 1200 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

39 1248 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

40 1296 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

41 1344 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

42 1393 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

43 1442 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

44 1490 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

45 1538 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

46 1586 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

47 1634 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

48 1682 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

49 1731 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

50 1779 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

51 1827 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

52 1875 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

53 1924 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

54 1972 4, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

55 2021 4, , , , , , , , , , , , , , , , , , , , , NOT USED NOT USED NOT USED NOT USED NOT USED NOT USED NOT USED NOT USED NOT USED NOT USED 55

56 EXHIBIT F 56

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66 EXHIBIT F 66