HomeMy WebLinkAbout2007 CC RESO 2007-173 CDCNOT ADOPTED
RESOLUTION NO. 2007-173
A "RESOLUTION OF THE COMMUNITY DEVELOPMENT
COMMISSION OF THE CITY OF NATIONAL CITY
CONFIRMING AND APPROVING THE DIAGRAM AND
THE ASSESSMENT ENGINEER'S REPORT AND
PROVIDING FOR THE LEVY OF THE ANNUAL ASSESSMENT
IN THE DOWNTOWN NATIONAL CITY PROPERTY
BUSINESS IMPROVEMENT DISTRICT
(MORGAN SQUARE COMMUNITY BENEFIT DISTRICT)."
(Economic Development Division)
This Resolution was not adopted at the
City Council / Community Development Commission Meeting
of July 17, 2007.
DATE: July 23, 2007
n A/€,A
ci h ael R. alla, CMC
City Clerk of the
City of National City
--- Continued to August 7 ---
RESOLUTION NO.2007 — 173
RESOLUTION OF THE COMMUNITY DEVELOPMENT
COMMISSION OF THE CITY OF NATIONAL CITY
CONFIRMING AND APPROVING THE DIAGRAM AND
THE ASSESSMENT ENGINEER'S REPORT AND
PROVIDING FOR THE LEVY OF THE ANNUAL ASSESSMENT
IN THE DOWNTOWN NATIONAL CITY PROPERTY
BUSINESS IMPROVEMENT DISTRICT
(MORGAN SQUARE COMMUNITY BENEFIT DISTRICT)
WHEREAS, the Property and Business Improvement District Law of 1994,.Part 7
of Division 18 of the California Streets and Highways Code, commencing with Section 36600,
(the "Law") authorizes cities and counties to establish, for up to five years initially, property and
business improvement districts ("PBID") to promote the economic revitalization and physical
maintenance of business districts; and
WHEREAS, the Law authorizes cities to levy and collect assessments on real
property within such districts for the purpose of providing improvements and promoting activities
that specially benefit real property within such districts; and
WHEREAS, Articles XIII C and XIII D of the California Constitution, and Section
53753 of the California Government Code impose certain procedural and substantive
requirements relating to the levy of new or increased assessments; and
WHEREAS, in March, 2004, a written petition was submitted by property owners
within Downtown National City requesting the Community Development Commission of the City
of National City (CDC) to initiate proceedings pursuant to the Law to establish the Downtown
National City Management District for a five (5) year period; and
WHEREAS, such petition was signed by property owners in the proposed district
who will pay more than fifty percent (50%) of the assessments proposed to be levied; and
WHEREAS, a Management District Plan entitled The Downtown National City
Management District Plan (the "Management District Plan"), and a District Assessment
Engineer's Report was prepared and submitted to the City Clerk, containing all of the
information required by Section 36622 of the Law, including a description of the boundaries of
the district, the improvements and activities proposed for the district, and the cost of such
improvements and activities; and
WHEREAS, the Board of the Community Development Commission of the City of
National City did establish for five years, the Downtown National City Management District (the
"District") and levied and collected assessments against lots and parcels of real property within
the District, commencing with fiscal year 20004-05; and
WHEREAS, the Board did approve the Management District Plan, which is on file
in the office of the City Clerk, and available for public review during normal business hours; and
Resolution No. 2007 — 173
July 17, 2007
Page 2
WHEREAS, the boundaries of the proposed District are included in the
Management District Plan; and
WHEREAS, the proposed activities for the District include streetscape, sidewalk,
parkway and street furniture maintenance, repair and replacement including, but not limited to,
trees, sidewalk pavement, sidewalk bollards, street furniture, trash receptacles, and street lights,
as well as periodic landscape maintenance and steam cleaning services that benefit businesses
and real property located in the District; and
WHEREAS, the assessment proposed to be levied and collected for fiscal year
2007-08 is $240,688.64, which was the same assessment amount levied for fiscal year 2006-
2007.
NOW, THEREFORE, BE IT RESOLVED that the Community Development
Commission of City of National City declares as follows:
RECITALS
Section 1. The above recitals are all true and correct
PROCEDURES
Section 2. The City Council hereby finds and determines that the procedures for the
consideration of the levy of the annual assessment have been undertaken in accordance with
both the Act and Article XIII D in as much as the proposed assessments for the Fiscal Year
2007-08 are not proposed to be increased over the assessment previously authorized to be
levied.
DETERMINATION AND CONFIRMATION
Section 3. The final assessment for the proceedings, as contained in the Assessment
Engineers Report and the diagram are herby approved and confirmed.
Based upon the Assessment Engineer's Report and the diagram, attached hereto as
Exhibits "A" and "B", respectively, and upon the testimony and other evidence presented at the
public hearing, the City Council hereby makes the following determinations regarding the
assessments proposed to be imposed:
A. The proportionate special benefit derived by each individual parcel assessed has
been determined in relationship to the entirety of the cost of the operations and maintenance
expenses.
B. The assessments do not exceed the reasonable cost of the proportional special
benefit conferred on each parcel.
Resolution No. 2007 — 173
July 17, 2007
Page 3
C. Only the special benefits have been assessed.
The assessments for the District contained in the assessment attached hereto as Exhibit
"C" for the next fiscal year are hereby confirmed and levied upon the respective lots or parcels
in the District in the amounts as set forth in the assessment attached hereto as Exhibit "C".
ORDERING OF MAINTENANCE
Section 4. The public interest and convenience requires, and this legislative body does
hereby order the maintenance work to be made and performed as said maintenance work is set
forth in the Assessment Engineer's Report and as previously declared and set forth in the
Resolution of Intention.
FILING WITH CITY CLERK AND CITY ENGINEER
Section 5. The above -referenced diagram and assessment shall be filed in the Office
of the City Clerk, with certified copy to be filed in the Office of the City Engineer. Said diagram
and assessment and the certified copy thereof, shall be open for public inspection.
FILING WITH THE COUNTY AUDITOR
Section 6. The City Clerk is hereby ordered and directed to immediately file a certified
copy of the diagram and assessment with the County Auditor. Said filing to be made no later
than the 3rd Monday in August.
ENTRY UPON THE ASSESSMENT ROLL
Section 7. After the filing of the diagram and assessment the County Auditor shall
enter on the County assessment roll opposite each lot or parcel of the land the amount
assessed there upon, as shown in the assessment.
COLLECTION AND PAYMENT
Section 8. The assessments shall be collected at the same time and in the same
manner as the County taxes are collected, and all laws providing for the collection and
enforcement of the County taxes shall apply to the collection and enforcement of the
assessments.
FISCAL YEAR
Section 9. The assessments as above authorized and levied for these proceedings will
provide revenue and related to the fiscal year commencing July 1, 2007, and ending June 30,
2008.
--- Signature Page to Follow ---
Resolution No. 2007 — 173
July 17, 2007
Page 4
PASSED and ADOPTED this 17th day of July, 2007.
Ron Morrison, Chairman
ATTEST:
Brad Raulston
Secretary
APPROVED AS TO FORM:
George H. Eiser, Ill
Legal Counsel
Commwty
e
DOWNTOWN NATIONAL CITY
PROPERTY BUSINESS IMPROVEMENT DISTRICT
MANAGEMENT DISTRICT PLAN
Formed Under California Streets and Highway Code Section 36600
Property Business Improvement District Act of 1994
FINAL PLAN
SUBMITTED TO:
THE DOWNTOWN NATIONAL CITY
P.I3.I.D. STEERING COMMITTEE
THE CITY OF NATIONAL CITY
COMMUNITY DEVELOPMENT COMMISSION
EXECUTIVE DIRECTOR BEN MARTINEZ
MAYOR NICK IINZUNZA
AND CITY COUNCIL MEMBERS LUIS NATIVIDAD, RON
MORRISON, FRANCISCO PARRA AND FIDELAS UNGAB
PRESENTED BY:
MARCO LI MANDRI, NEW CITY AMERICA INC.
APPROVED APRIL 30, 2004
UPDATED MAY 24, 2004
Exhibit A
DOWNTOWN NATIONAL CITY PROPERTY BUSINESS IMPROVEMENT DISTRICT
MANAGEMENT DISTRI<T PLAN
FINAL PLAN - MAY 24, 2004
TABLE OF CONTENTS
I. INTRODUCTION, EXECUTIVE SUMMARY
II. ADDRESS SERIES, GENERAL STREET BOUNDARIES
III. WORK PLAN AND BUDGET
IV. ASSESSMENT METHODOLOGY TO FUND THE SPECIAL BENEFTTS
V. RELEVANT ENABLING LEGISLATION, AB 1021
VI. ENGINEER'S REPORT AND RELATIONSHIP BETWEEN ASSESSMENTS PAID
AND SPECIAL SERVICES RECEIVED
VIA. DISTRICT GOVERNANCE
APPENDIX
A. MAP OF THL DISTRICT
B. FIVE YEAR PROJECTION OF ASSESSMENTS
C. LIST OF PARCELS INCLUDED IN DISTRICT
D. CERTIFIED ENGINEER'S REPORT
2
PART I
EXECUTIVE SUMMARY
DOWNTOWN NATIONAL CITY MANAGEMENT DISTRICT PI,AN
Statement of Purpose
Over the past two years, the people of San Diego County have begun to see National City in
a whole new light. Long identified with the extremely successful National City Mile of
Cars, the City now has the distinct identity of a municipal corporation aggressively moving
forward on a number of fronts. Whether it be the visionary Marina project, the
development of Filipino 'Village, the beautification of Highland Avenue or the creation of
the Education Village in Downtown National City, more things are happening in this City
than almost anywhere else in the County. Under the leadership of the Mayor and City
Council, as well as the staff of the Community Development Commission, National City is
in a race to re -position itself as a great City with bustling commerce, historic significance, a
great urban forestry plan, strengthening of ethnic neighborhoods and experimenting with
what makes Downtowns work in the 2i ' Century.
Led by a group of significant, small and long-time business and property owners, this effort
to establish a Property Business Improvement District was initiated in March 2004. With
great speed and tremendous commitment, it is the intent of this district to be established
and generate its first revenues b.y the conclusion. of calendar year 2.004. Such an
undertaking is unprecedented but reflects the seriousness of the effort of the Downtown
stakeholders to redefine themselves to the surrounding region.
With the growing state budget crisis in California and its resulting impact on the cities, it is
safe to assume that current National City general benefit services delivered in the
Downtown business district will not increase in the future. To make the Downtown district
and community better, commercial and institutional property owners must look at new
ways of funding special benefit services to clean up the district as well as promote the area.
Such special benefit services could include bringing a new identity to the Downtown
business district, funding new gateway signs to the district, regular sidewalk sweeping,
sidewalk steam. cleaning, removal of bulky items, trash receptacle emptying, providing
private security services above and beyond that of the National City Police Department,
aiding in the coordination of homeless intervention services, proposing solutions to parking
problems, initiating beautification programs, tree planting and maintenance, coining up
with new marketing and promotions programs, defining greater visual linkages to the 8th
Street Trolley stop as well as serving as an advocacy group of business and property
owners.
This proposed Downtown National City PIiID or special benefits district would be funded
through an assessment levied on each and every parcel in the finalized and approved
boundaries in Downtown. Affected property owners have determined the exact costs of
funding these special benefit services. All properties, public and private, would he included
in this new assessment district.
3
In early April, a survey was mailed to every property owner within the initial study area.
The area included all parcels on National City Blvd. between 2" Street on the north,. I2"'
Street on the south, and along 8th Street from the Trolley Stop on the west to E Avenue on
the east.
There are 153 parcels in the proposed district, represented by 96 property owners. The
district is approximately 34 square blocks. The database compiled by New City America,
Inc. reveals the following data that would create the material basis for the apportionment
of assessments throughout the district:
• 1,465,301 square feet in total lot size;
• 448,344 square feet in total building size;
• 21,744 linear feet in total frontage
The survey results were quite stunning. The results of the survey were as follows;
NumIn.R OF RESPONSES:
Respondentsrepresented the following property variables:
Lot size: 522,523 square feet or35% of the total
Building size 240,713 square feet or 54% of the total
Linear Frontage 8,248 linear feet or 37% of the total
Of those who responded to the survey, the following respondents, (by weight) demonstrated
their support for creation of the PBID:
Responses from Property Owners Who Returned PI31D Survey
Response
tot Size
Building Size
Linear Frontage
Support Formation
76%
88%.
77%
_Oppose Formation
24%
12%
23%
Of those who responded, the following represent support of specific special benefits funded
by the PRII):
➢ 61%0 had owned their property for 9 years or less;
> 73°A were sole proprietorship or family owned properties.
> 52% believed that National City had been portrayed negatively by the. major media
in the last few years;
> 84% believed that Downtown was unsafe or "safe, however suffers an image as an
unsafe district;"
> 54% would support property owners funded special benefit security services;
➢ 54% feel their customers would not feel safe walking from the corner of 8'h and
National City Blvd. and the Trolley Stop;
➢ 64% would support initiation of property owner funded regular sidewalk/gutter
sweeping and steam cleaning services;
4
5' 70V0 support property owner funded special events to improve the identity of
Downtown;
Based Upon this level of support, the Downtown National City PBID Steering .Committee is
presenting the following to all Downtown Property Owners for their consideration:
PROPERTY VARIABLES TO BE ASSESSED:
Three property variables will be used to fund the special benefit services of the district.
Those variables will include: lot or parcel size, building square footage, and linear
frontage. Each of these variables can be verified by County records. By law, the district
can only fund special benefits, not general benefit services. Building square footage will be
further categorized by "use", (retail, hotel, church, public building, office, ett). Use
determines needs and therefore special benefit to be received.
SERVICES TO BE FUNDED:
The primary special benefits to be funded by the creation of the district will be.related to
maintaining order and cleanliness in the public rights of way. In addition, beautification of
the Downtown will be paramount as well as creating concrete visual linkages between the
Trolley stop west of the freeway and the heart of the business district at 8`I' and National
City Boulevard. After order and beautification, district identity and promotional
programs will be funded. Finally, a component for administration/corporate affairs and
contingency/reserve will be included iu the budget. Consistent with state legislation, the
district shall remain in place for five years with provisions for annual CPI adjustments as
well as annual disestablishinents. procedures.
BENEFIT ZONES':
There will be two benefit zones in the proposed district. Benefit Zones are determined by
the level and frequency of services to one sector of the district, vs: another. For example,
the core area parcels along National City Boulevard between 2" and I2 , as well as 8th
Street from the freeway bridge to A Avenue, Will constitute Benefit Zone 1. All other
parcels in the district will fall into Benefit Zone 2.
ANNUAL BUDGET:
The annual first year budget is anticipated to be $240,722.0L': Benefit Zone 1 parcels will
pay a premium due to increased services' and increased benefits anticipated to be derived
from the formation of the district. Building use will determine the annual building square
footage costs, by 'Benefit Zone. The proposed building uses have been categorized as
follows. Each parcel has been analyzed to determine proper category of use and therefore
benefit: (Internal parking built into structure Will be credited to overall building size).
5
APPORTIONMENT OF BUILDING USES:
Building Use Code. Descrietion f Use
A Retail space, hotels, motels, visitor related
B Office and Commercial uses, Independent, free standing parking structures
C Industrial/Manufacturinf /Distribution.
D Institutional (School, public, park Church, Tax-exempt properties
E Multi -unit honsin:. a s artments.(20 units or more)
h Multi -unit housing, apartments (9 — 19 units)
G Multi -unit housing, apartments (2 - 8 units)
11 Single Family housing units (not to exceed $240 per year)
I Condo units - $ 240.00 flat fee per year
Approximately $146,095.30 (61%) of the assessments will be generated from parcels within
Benefit Zone 1. The balance, $94,626.71 (39%) will be generated from Benefit Zone 2
parcels.
Cosr:
Downtown National City.PRID First fear Costs by Property Variable
PROPE►tTY VARIABLE
ANNUAL COST
BENEFIT ZONE 1
ANNUAL COST
BF.NEFIT ZONE 2
'DOTAL. GENERATED
BY VARIABLE
Lot Square Footage
$ 0.0841 per
square foot per
year..
$0.0757 per square
foot per year
$118,053.09 (49%)
Building Square
Footage (range)
$ 0.1485-$0.1886
per square foot
per year
$0.1485-$0.1697 per
square foot per year
$80,075.68 (33%)
Linear Frontage
$1.8264 per linear
foot per year
$1.8264 per linear
foot per year
$39,713.24 (17%)
Single Family Home
and Condo Annual
Fee
$ 240.00
$249.00
$2,880.00 (1%)
Total Annual Budget
$240,722.01
ANNUAL ADJUSTMENTS:
The Board of Directors of the Management Corporation will be given the option to increase
the assessments annually based upon the San Diego County regional CPI indicator or by an
amount not to exceed 5% from the previous year's assessments.
The Management Corporation shall have the right to shift allocations within the four
categories as they feel appropriate and as long as it remains consistent with the intent of the
plan. The Board shall also have the right to shift up to 10% per year from category to
category, each year, as needs change with the priorities of special benefits.
PART la
ADDRESS SERIES, GENERAL, STREET BOUNDARIES
LOCATION: I❑ general, the Downtown National City PBID includes all private and public
parcels within the following boundaries:
Street Address Series
704-724
827
811 — 817
831 — 83.5
41 —43
14--35
10
22-404
419
Street Name
A Avenue
B Avenue
C Avenue
1) Avenue
E. 12th St.
E. 3" St.
810-925
205 - 1146
225 — 1133
25-38
21
30
21-27
21
E. 5`h St.
E. 8'h St.
E. 9{h St.
Hoover Avenue
National City Blvd.
Roosevelt Avenue
W. 11'h.St.
VV. 12`h St..
W. 2'd Avenue
W. 3" Avenue
110--200
111- 225
7`" St.
W. 8`a St.
W. 9`h St.
32— 121
7
W. Plaza Blvd.
PART III
WORK PLAN AND BUDGET
SERVICES:
Special benefit services to he financed by the Downtown National City Boulevard Property
Business Improvement District will primarily include funding the following types of
services. Based upon the survey results of the property owners, and estimated costs and
services, the preliminary special benefits funded by the Downtown National City Property
Business Improvement District are as follows:
Proposed Downtown National City PBID:
1. Public Rights of Way and Sidewalk Operations (PROWSO)
• Sidewalk sweeping;
• Beautification;
• Decorations and banners;
• Enhanced trash receptacle placement and regular emptying;
• Removal of bulky items;
• Tree and shrub planting and maintenance
• Work with City on hazardous issues;
• Maintenance of public order in the sidewalks;
• ]Iomeless intervention;
■ Equipment, supplies, tools;
2. District Identity and Streetscape.Improvement (DI.SI)
-(Predominantly in Benefit Zone 1)
• Special events (1 per year);
▪ Web site;
• Pedestrian kiosks/signage
■ Underwriting advertising coop for hotel and retail
3. Administration and Corporate Operations:
- Staffing;
• Insurance;
• Office related expenses;
• Misc.
4. Contingency/Reserve:
• Delinquencies;
• City costs;
• County costs;
• Hardship;
• Reserves;
8
O
Consistent with state law, any property assessment dish ict must confer a special benefit to
real property owners paying into the assessment district. At times, specific parcels will
derive greater benefit, due to their proximity to a "core" area. 'These core and peripheral
parcels, will from .time to time, be designated through "benefit zones." The Downtown
National City PBID anticipates two henefit zones, each receiving varying degrees of special
benefits funded from the assessment district. The two benefit zones are proposed as
follows:
Heneft Zones:
The Downtown National City PhD Benefit Zones arc created based upon the frequency
and type of special benefit services that might be desired. For example, the core area near
National City Boulevard and 8th Street may need special benefit services six days per week,
have large special events and be the focus of many promotional activities. These property
owners would pay for those specific special benefit services based upon the anticipated
benefit to be received.
—Benefit Zone
Zone 1
(core area) _
Zone.2
(peripheral area)
Boufdaries
National City Boulevard from 2"d to 12`h Street.
8'h Street from the freeway bridge to A Avenue
All other streets in the district not included in Benefit Zone 1
TABLE 1 — FREQUENCY OF SPECIA1. BENEFIT SERVICES BY BENEFIT ZONES
Special Benefit Service
Public rights of way and
sidewalk operations
(PROW SO)
Benefit Zone 1
•Frequency
6 clays per week
District Identity and
Streetscape Improvements
(DISI)
• Special Events
• Holiday Decorations
Administration/Corporate
Operations
"Through
programs
Once per year
Seasonally
Monday -- Friday
Benefit Zone 2
Freq Jen9'
4 days per week
Through programs
None
None
Monday — Friday
PART IV
ASSESSMENT METHODOLOGY TO FUND SPECIAL BENEFITS
BUDGET: The first year annual budget is projected to be $240,722.01. Annual
adjustments of up to a maxiniu n of S% over the previous year's gross assessment amount
are allowable, subject to the approval of the Downtown National City Property Business
Improvement District Management Corporation.
TABLE 2 — SPECIAL BENEFIT SERVICES BROKEN DOWN BY ESTIMATED COSTS
PER BENEFIT ZONE
Service
PROWS() . Personnel'Estimated Costs
PROWSO:
• Sidewalk Sweeping;
• Beautification
• Decorations and banners
• Enhanced trash receptacle
emptying
• Removal of bulky items
• Reporting hazards to City;
• Removal of bulky items;
• 'free and shrub planting and
maintenance
• Maintenance of public order
• Homeless intervention
ESTIMATED PERSONNEL NEEDS*
Estimated maintenance personnel costs
Total Estimated Personnel' Cost
Benefit Zone I
6 days per week
As needed
As needed
As needed
As needed
• Daily
As needed
Weekly
As needed
As needed
''/ cost of Supervisor;
($ 23,040)
I maintenance worker,
full time, 40 hours per
week (S27,850)
I maintenance worker,
sia days per week, 48
hours (S30,720)
10
$81,610
Benefit Zone 2
4 days per week
As needed
As needed
As needed
As needed
Daily
As needed
Weekly
As needed
As needed
'A cost of Supervisor;
($23,040)
I maintenance worker,
full time, 40 hours per
week ($27,850)
S 50,890
5 132,500
'THE PURPOSE OF THIS CALCULATION IS TO PROVIDE A MATERIAL BASIS
FOR THE. P.R.O.W.S.O. PERSONNEL COSTS. THE ADMINISTERING
CORPORATION CAN CONTRACT OUT THESE SERVICES TO A FOR -PROFIT OR
NON-PROFIT CORPORATION, OR PROVIDE THE SERVICES IN HOUSE. THESE
COSTS ARE ONLY iJSED AS A REFERENCE, THE i,INE ITEM IN THE BUDGET
FOR THE P.R.O.W.S.O. PERSONNEL IS ESTIMATED. TO BE $132,500.00
ANNUALLY.
The basis of determining personnel costs is derived from One Source, a nationwide
company that provides employees for many building management companies, as well as
BIDS. One Source's rates on labor include workers comp, payroll taxes, check
disbursement, health benefits, vacation and sick time. Most importantly, these are
contracted employees and therefore release the management corporation of payroll and
personnel related liabilities. Total overhead factor of employees, fully loaded, is about 1.6
in an overhead factor from the base wage rate. Supervisor rate was calculated at $ 12.00
per hour, and maintenance workers at $8.00 - 9.00 per hour, starting pay.
We reiterate that this is simply a tool for calculating costs of maintenance personnel. The
free market, and competitive bidding may produce higher and better results. It is the job
of the management corporation to maximize the delivery bf special benefit services to the
property owners based upon various category and line items of services. The function of
this crew is to deal with all services in. thepublic rights of way, including but not limited to:
sweeping, beautification, decorations, security, etc.
TABLE 3 - SPECIAL BENEFIT SERVICES/P.R.O.W.S:O. NON -PERSONNEL ANNUAL COSTS
INCLUDING EQUIPMENT AND MATERIALS
PROWSO Equipment and Materials.
Truck lease, insurance
Uniforms
Communications
Estimated Annual Cast
Supplies
Water
Dumpster costs
$ 6,000
$ 1,000
Nursery Items
Small Ecpuipurent
Miscellaneous
4,000
$ 8,000
$ 1,000
$ 6,000
Total Estimated Annual Equipment Costs
$ 8,000
$ 3,0.00
$ 3,500
$ 4'0; 500
Again, these services may he provided. by an outside contractor, however accommodations
must be made for these costs whether done in-house of to an outside contractor. In
addition, this budget does not assume any grants from public agencies or foundations that
could underwrite the costs of equipment. Nor does it assume that the City woul(I pay for
landscaping water related costs or dumpster removal fees, both of which could he
negotiated with the CDC.
TABLE 4 - DISTRICT IDENTITY AND STREETSCAPE IMPROVEMENTS
SUGGESTED BUDGET ITEMS
Program to be funded/Both Benefit Zones
Special events (I per year);
Logo Creation (First Year only)
Web site creation and maintenance
Estimated First Year Annual Cost
Pedestrian kiosks/sipnape annually
Total Estimated First Year Annual Costs
$ 5,000
$ 1,000
$ 4,000
$ 4,000
$ 14,000
TABLE 5 — ADMINISTRATION AND CORPORATE OPERATIONS
SUGGESTED ALI.00Avi'IONS
Program to be Funded
Estimated First Year Annual Cost
Staff (Community Advocacy, retail attraction,
Corporate minutes, administration to Board)
Insurance
Office rent
Phone/Fax
E-mail Service
Office supplies
Office Equipment
Utilities
$ 26,000
$ 3,000
$ 6,000
$ f,000
$ 800
$1,000
$ 2,000
Total Estimated Annual Costs
$ 1,200
$ 41,000
TABLE 6 - SPECIAL BENEFIT SERVICES/CONTINGENCY —
RESERVE ANTICIPATED NEED
Program to be Funded
County Costs j1.7% of total assessments
City costs ($500.00 per year)
No -pays, (uncollected assessments) (?)
Misc/Reserve (Balance of expenses)
Estimated First. Year Cost
Total Estimated Annual Costs
12
$ 12,772.01
TABLE 7 -- "TOTAL FIRST YEAR DOWNTOWN NATIONAL CITY SPECIAL BENEFIT SERVICES
BUDGET LINE ITEMS BASED UPON SUGGESTED PROGRAMS AND ALLOCATIONS
Program
Public Rights of Way and
Sidewalk Operations -
Personnel and Equipment for
• AN Benefit Zones
District Identity and
Streetscape Improvements
Administrative/Corporate
Operations
Contingency/Reserve
First Year Allocution
$ 173,000.0(1
Total Estimated First Year
Costs of Programs •
$ 14,000.00
$ 41,000.00
$ 12,722.01
% of Total Budget
72 %
6D/0
17 %
$ 240,722.01
5%
100%
METHOD OIL FINANCING:
This method of financing the special services is based upon the levy of assessments on real
property that benefits from proposed improvements and activities. This represents a
"benefit assessment district" as defined in the. California. Streets and Highway Code.
Assessed valuation cannot be used as the basis for special benefits assessments due to the
introduction of Proposition 13 into the state constitution im..1978. There are at least four
bask factors that will be used in determining individual assessments. These factors include
1) linear frontage, 2) land area and 1y building square footage, 4) building use. The.
assessments for the Downtown National City PBID are based upon these variables, which
have been endorsed by the property owners as the most fair and equitable for
apportionment of assessments to participating parcels. Linear frontage will be assessed on
all sides of the parcel receiving benefit.
PBID assessments would be collected annually by the San Diego County tax assessor and
would appear as a line item on the annual property tax bills. The assessments are collected
by the County and transferred to the City of National City. They are then transferred
directly to the Downtown National City PBID Management Corporation. The funds are
then allocated consistent with the previously agreed upon programs in the Management
District Plan.
TABLE TOTAL GROSS i)OWN'iY)\VN NATIONAL Crry PBID PI(OPERTY VARIABLES
Property Variables
Lot Size
Building Size
Linear Feet
Total in District
1,465,301 square feet
448,344 square feet
21,714 linear feet
'l'here are 153 parcels and 96 legal owners currently in the database of the above
mentioned property variables. There are about 34 square blocks in the district.
1:3
Apportionment of -Costs to Property. Variables used in the Assessment Methodology
As is common practice, various property variables fund different special benefit services in
.the district. We have employed an assessment methodology that ve believes supports the
relationship between assessments paid and henelits•reccived. The following programs and
services must confer a special benefit to real property owners to be consistent with Article
XIII (d) of the state constitution.
ANNUAL BUDGET:
The annual first year budget is anticipated to be $240,722.01. Benefit ,Zone I parcels will
pay a premium due to increased services and increased benefits anticipated to be derived
from the formation of. the district. Building use will determine the annual building square
footage costs, by Benefit Zone, The proposed building uses have been categorized as.
follows. Kacb,parcel has been analyzed to determine proper category of use and therefore
benefit: (Internal parking built into structure will be credited to overall building size):
Building Use Code
A
B
C
D
F
G
II
I
TABLE 9 - DEFINITION OF BUILDING/LAND USES:
Description of Use
Retail space; hotels,motels, visitor related
Office and Commercial uses, lndependent,.free standing parking structures
Industrial/1Vianufacturing/Distribution
Institutional (School, public, park Church, Tax-exempt properties
Multi -unit housing, apartments (20 units or more).
Multi -unit housing, apartments (9 - 19 units)
Multi -unit housing, apartments (2 — $ units)
Si»gle.Family housing units (not to exceed S240 per year)
Condo. units, S 240.00 flat fee per year
The proposed apportionment of special benefits to the various property variables are as
follows:
I ,1
TABLE 10—API'ORTIONr1ENTOFSERVICES TO PROPERTY VARIABLES
Program to be Funded
PROWS():
• Maintenance Personnel
• Maintenance Personnel
• Non -personnel, equipment
DISTRICT IDENTITY AND
STREETSCAPE, IMPROVEMENTS:
- Special events (1 per year)
• Logo creation
Benefit Zone
1
($ 81,610)
2
(S50,890)
1,2
($ 40,500)
• Web site creation/maintenance
• Pedestrian kiosks/signage
ADMINISTRATION AND CORPORATE
OPERATIONS
CONTINGENCY/RESERVE
Apportioned to Variable
'A to all building square footage,
%, to all lot size in Benefit Zone 1
1/2 to all building square footage,
%2 to all lot size in Benefit Zone 2
All linear frontage, apportioned
equally in both Benefit Zones
1
( $5,000)
1, 2
($1,000)
1, 2
($ 4,000)
1, 2
($ 4,000)
1,, 2
($ 41,000)
Building square footage "a" only
Building square footage a — c
Building square footage a -- c
Building square footage a — d
Apportioned equally to all lot size
in both zones
1,2
($ 12, 722.01)
Apportioned equally to all lot size
in both zones
The assessment methodology annual costs are summed up in the following table:
I5
TABLE 11 - ANNUAL COSTS PER SPECIAL BENEFIT SERVICE ANI) BENEFIT 7,oNE
Benefit
Zone
1
Benefit
Zone
2
Lot Square foot
annual costs
$0.0841
Lot Square foot
annual costs
Both
$0.0757
Building square foot
annual costs
a. $0.1886
h. $0.1696
c. S0.1696
d. $0.1577
e. $0.1485
f. $0.1485
g. $0.1485
Building square foot
annual costs
a. $0.1697
b. $0.1697
c. $0.1697
t1. $0.1578
e $0.1485
f. $0.1485
g. $0.1485
•Condos and Single
family homes
Linear frontage
annual costs
S1.8264
Contribution
to total budget
$146,095.30
Linear frontage
annual costs
$1.82 64
Contribution
to total budget
$94,626.71
$ 240.00 per
year per unit
Approximately $146,095.30 (61%) of the assessments will be generated from parcels within
Benefit Zone 1. The balance, $94,626.71 (39%) will be generated from Benefit Zone 2
parcels. .
CONDO FAcwwR:
It is unknown at this point how much future condos will contribute to the district. Since
the condos are being built in mixed use or commercially Zoned arras, they are not exempt
from payment into the assessment district. The condo Owners will derive and appreciate
the special benefit services they will receive from the cleaning and beautification services in
the district. Provisions will be made to avoid a property variable and unit assessment for
condos. Once a parcel or parcel(s) have been converted to condos, the per unit fee will kick
in, however that parcel will have its linear frontage, building square footage and lot size
deleted as a variable to be assessed. For example, if a.5,000 square foot lot is converted
from a parking lot to a 10 unit condo development, that parcel will be reassessed to capture
the $2,400 condo assessments annually now generated from that parcel (10 x $240.00 per
year). Simultaneously, the property variables of that parcel, will be eliminated from the
overall PBID database so the new condo owners are not doubly assessed for their property
variables and condo units. Condos and residentially utilized single family residences will
pay the. same flat fee per year into the district. Condos will be hilly assessed once they have
been constructed and parcelized. Condos under construction shall pay $240, less a 50%
reduction until completed and parcelized.
16
TABLE 12 - DOWNTOWN NATIONAL CITY MD FIRST YEAR COSTS BY PROPERTY VARIABLE
PROPERTY
VARIABLE
Lot Square Footage
Building Square
Footage (range)
Linear Frontage
ANNUAL COST
BENEFIT 7,0NE 1
$ 0.0841 per square
foot per year
$ 0.1485-$0.1886 per
square foot per year
S1.8264 per linear
foot per year
Single Family Horne.
and Condo Annual
Fee
Total Annual
Budget
S 240.00
ANNUAL COST
BENEFIT ZONE 2
$0.0757 per square
foot per year
TOTAL (;ENERATED 1
BY VARIABLE
$118,053.09 (49)/0)
$0.1485-$0.1697 per
square foot per year
$1.8264 per linear
foot -per year
$240.00
$80,075.68 (33"/0)
$39,713.24 (17%)
S2,880.00 (1%)
$240,722.01
TABLE 13 - AMOUNTS GENERATED BY DOWNTOWN NATIONAL. CITY PB11)
Property Variable
Parcel or Lot Size
Building Square Feet
Total Gross Variable„
Both Benefit Zones
1,465,301
Linear Frontage
Single Family Ilome
and Condo Annual Fee
Total Assessinents; First
Year Both Zones •
448,344
21,744
Amount Generated First
Year
$118,053.09
$80,075.68.
$39,713.24
12
$2,880.00
$240,722.01
PART V
RELEVANT ENABLING LEGISLATION, Ali 1021
The relevant enabling PBID legislation, which allows the property owners of Downtown
National City to fund these special benefit services, is to be found in...
Section 3660(1 of the California Streets and Highway Code known as the Property
Business Improvement District Law of 1994. (Amended in 2000, 2003)
On July 20, 2001, Governor Gray Davis signed AB 1021, approving changes to the
Property Business Improvement District Law of 1994, (Cal. Streets and Highway Code
Sections 36600 et. Seq.) which changes several procedures involving PB1Ds. The law
became effective on January 1, 2002.
The major change within the law is theestablishment of an "Owner's Association." This
Association will be a private, non-profit entity that will contract with the City to manage
the. PBID. It will be subject to the Brown Act (Ca. Government Code Sections 54950 et
seq.) and the California Public Records Act (Cal Government Code Sections 6250 et seq.).
However, the Association will not he considered as a public entity for any other purpose.
Similarly, any board members or staff will not be considered public officials.
Under the amended law, all property owners who do not pay assessments will be subject to
penalties for delinquent payments. The amended statute also provides provisions for
renewal of the PBID. If the PBID is renewed after its first term (up to five years), the funds
from the prior: district may be used in the renewed district only for the benefit of the
parcels within the boundaries of the prior district. If no parcels from the prior district are
within the renewed district, the funds must be returned to the property owners. Also, upon
renewal, a district may be renewed for up to ten years.
These changes clarify issues regarding I'Bll) operations and formation and the status of the
non-profit organizations that manage PBIDs in the aftermath of the court ruling in Epstein
vs. the Hollywood Entertainment District. The Epstein decision classified nun -profit
organizations that managed PBIDs as public entities for purposes of the Brown Act.
The issue has been raised that if the organizations were public entities for the Brown Act,
could they also be public entities for other acts, such as the Political Reform Act. The
changes in the new legislation ensure that these PBID and BID Management Corporations
are not considered public entities for any California law except the Ralph M. Brown Act
and the Public Records Act.
Proposition 218 (Article XIIi D of the state constitution) states in Section 4 (a):
"No assessment shall be imposed on any parcel which exceeds the reasonable co.vt of the
proportional benefit conferred on that parcel. Only special benefits are assessable, and an
agency must separate the general benefits front the special benefits conferred on a parcel."
18
FORMATION:
• District formation requires submittal of petitions front property owners
representing at least 50% of the total assessment. The "Right to Vote on Taxes Act"
(Proposition 218) requires that more than 50%•of the ballots received, weighted by
assessment, be in support of the District.
• This petition support, ensures that the mail ballot procedure will be successful' in the
formation of the district. Once the necessary threshold of petitions have been
collected, the management district plan will then be submitted to the City to begin
processing the public hearing. With the adoption of an ordinance of intention, the
City Council will authorise the. City Clerk to send out the mail ballots to all affected
property owners to determine their support for the establishment of the district.
• 'When all is said and done, the first assessments should be collected with the annual
property tax bill in lYecernber 2004 with the Management Corporation receiving its
first installment payment in January 2005.
DURATION:
• Pursuant to State Law, the District will have a set term. The proposed district will
have a five-year life commencing January 1, 2005. After five years, the petition
process must be repeated for the District to he re-established.
19
TIME LINE AS SPECIFIED BY LAW:
The district must he established to lake advantage of the County's tax assessment
notification schedule. Mindful of that, all property related assessment districts must be
established by the end of July in any calendar year, in order to have assessments levied on
parcels for the upcoming fiscal year. In our case, the district must be' established through
an assessment ballot proceeding in late July 2004, in order to notify the County in time for
the 2004-05 fiscal tax year. The first assessments would then appear on the property tax
statements due in December 2004. in order to take advantage of this schedule, as well as to
generate revenues in early 2005, the following time line has been adopted to ensure timely
funding of special benefit programs:
To work effectively, we must look at the completion date and work backwards:
Date must be completed by
July 20'h, 2004
June 8`h
May IS' -June 7'h
Apri1 30'h
April 20, 2004
'Task to be completed
Public hearing/assessment balloting proceeding, ballots
counted by weight
Resolution of intent by City to establish the district
Property owners representing 50% of the weight; based
upon assessments to be levied, must sign petition endorsing
the management district plan;
Assessment engineer certifies plan as compliant with
Proposition 218
Finalize management district plan including special benefit
services to be provided, duration of district, boundaries,
benefit zones, assessment methodology, administration, etc.
Initiate petition drive
First rough draft Management District Plan submitted to
PBID Steering Committee
20
PART VI
ENGINEER'S REPORT, .EXEMPTIONS, ANNUAL ASSESSMENT.
INCREASES AND 'TIT', DURATION OF THE DISTRICT
A. Assessment Methodology
Property owners in Downtown National City have emphasized that an assessment formula
for a PBID be fair, balanced and commensurate with special. benefits received.
NEW CITY AMERICA has contracted with Ed Kenning and Associates to come up with a
plan that has been -certified by a licensed engineer.
In preparing the engineer's report for the Downtown National City PBID, the engineer
concluded that the special benefit to each parcel was found to be proportional to the
property variable and their apportionment.
An Engineer's report for the PBID is provided in the Appendix.
• B. Time and Manner for Collecting Assessments:
As provided by state law, the Downtown National City Property Business Improvement
District will appear as a separate line item on the annual property tax bills prepared by the
San Diego County Tax Assessor. Property tax bills are generally distributed in the Fall
and payment is expected by lump slum or in two installments. The County. Assessor shall
distribute the assessments to the City who will in turn then forward them to the designated
Downtown National City PBID Management Corporation pursuant to the authorization of
this plan. Existing laws for enforcement of property taxes apply to the Management
District assessments.
The assessments shall be collected at the same time and in the same manner as for any
possessory interest tax paid to the County of San Diego. These assessments shall provide
for the same lien priority and penalties for delinquent payment as is provided for the
possessory interest tax.
The "property owner" of the possessory interest shall be any person as the owner/taxpayer
on the last equalized possessory interest assessment roll or otherwise known to be the
owner/taxpayer by the City Council. The City Council has no obligation to obtain other
information as to the ownership of the interest, and its determination or ownership shall he
final and conclusive for the purposes of this district.
21
C. Publicly Owned Parcels and Government Assessments:
The Downtown National City PBII) Steering Committee assumes that the City of National
City, The Community Development Commission, Southwestern College, the County, the.
Unified School District, the State of California and any other publicly owned parcels will
pay assessments for the special benefits conferred upon government owned property within
the boundaries of the l'lll.D.
Article XIII I) of the California Constitution, (Proposition 218), explains the basis for
assessing publicly owned parcels:
"Parcels within a district that are owned or used by any agency, the State of California
or the United States shall not be exempt from Assessments unless the agency can
demonstrate by clear and convincing evidence that those publicly owned parcels in fact
receive no special benefit.
I). Annual Assessment Adjustment:
The PBID Management Corporation, will be granted the 'option of increasing the
assessments annually based upon the Consumer Price Index of San Diego County or by a
flat amount, not to exceed 5"/0per year.
L. District Duration:
Pursuant to State PRID Law, the Downtown National City ?BID will have a duration of
five years, co►nmencing on January 1, 2005 and extending through December 313` 2009.
This is the- maximum period allowable` for a new PRII) under state legislation. Any
continuation of the District after its' five-year period will require compliance with all
regulations and statutes in place at the time relative to the establishment of the new PRID.
22
PART VII
DISTRICT GOVERNANCE AND TTIE
DOWNTOWN NATIONAL CITY P.B.I.D.
MANAGEMENT CORPORATION
A few rules and regulations should be considered by the Downtown National City PBBID
Management Corporation in the administration of the district.
Conflict of Interest:
Any stakeholder who serves on the administering corporation's Board of Directors
shall recuse himself or herself froni any vote in which a potential conflict of interest
is apparent. Such potential conflicts include, but are not limited to, prioritizing
capital improvement projects which result in special benefit to specific property
owners, prioritization of services to benefit a particular owner or group of owners,
hiring or selecting the relatives of Board members, etc.
In addition, the Management Corporation shall airs to meet the following operational
objectives for the district....
• Create and manage programs that best respond to the top priorities of district property
owners;
• Maximize coordination of the. City government 10 avoid duplication of services and to
leverage resources;
• Deliver services through a cost-effective, non -bureaucratic and easy to access
organizational structure;
• Provide accountability and responsiveness to those who pay through open access to
Board meetings, elections to the Board and Board records.
23
APPENDIX A
MAP O.F THE DISTRICT
24
•-•t
tfl
.--..,..4 >
-,. .
i : , i _ . '-:• .., , , _ .-_-_1.2czn. • sth ''...‘• ;•,,,
• I .1t
. . i
. _ ..
itt
_ —
i
, //
.,AS! , -•'" li
,1(._:',:- 1 i !'.-',;..•-•-t'i' '"'. i
11-.417)e/it Z
one /
2
_ -
•
1219 St
19,
APPEN I)IX B
FIVE-Y EAR PROJECTION OF THE ASSESSMENTS
S
ASSUMING THE MAXIMUM ANNUALINCREASE
25
Projected Budget
Downtown Nationa! City P.B.I.D.
F:VE YEAR PROJECTION OF ASSESSMENTS
WITH 5% A:NNUA:. ADJUSTMENT
• pub,,c Rights 0' ',Nay and 1
Sioe,alk Opera:ions
ID:S' o' .Ce^.li:y acc
Streelscape •'prave.rerts
Acminist-alive.!Cor_crate
. Ccr tingency; Re serve
ITota.
2005 5%
$173,0OC.00-' $8,65C,00
$
$14 300.00
S700.00
20061
$181,653.0C
S14,700.00
$9,082.50
S735.00
2007'
5'90,732.50
S 15.435.00
$%1 2008 5'/e1
59,536.53 I $200,269.12 $10,313.46
$77' 75 .5'6,206.75 $610.34
+ $2, 260.' 3
$12.722.01 ; $636,10 j $13.358.11{ I-$657.91 $14,026.02 I $701.30
240.722.01 512,036.13 j 5252,758.11 1 512,637.91 5265.396.02 513.269.80
$41,o0c.o0
52,050.00
$43.050.00 I
52,152.50
$45,202.50
$47.462.63
514,727.32
$2,373.13
$736 37
5 278, 66 5.82 I 513,933.2 S
2009
5210,2262.SE
$17,317:09
$45,8357E
5' 5.463.88 I
5292,5991' '
5/3/C=
APPENDIX C
LIST OF PARCEI,S -INCLUDED IN THE DISTRICT
26
A0 01 00
030 02 00
030 03 00
030 04 00
030 05 00
030 06 00
030 O.( 00
030 08 00
030 09 00
030 10 00
030 11 00
• 030 12 00
030 13 00
030 14 00
; 030 17 (1(1
030 20 00
J30 21 00
; 030 22 00
; 041 01 00
; 041 02 00
; 041 03 00
i0410400
;0410500
0410G00
i0410700
i0410800
; 041 09 00
i0411000
; 042 10 00
042 15 00
; 042 17 00
i0421801)
352 04 00
3 052 05 00
052 OG 00
3 057 14 00
Annual
Assessment
$240 00
$427.32
$0.00
$0.00
$240.00
$0.00
$24(1.00
$1,358.46
$278.41
$339,52.
$270.50
$344.51
$282.92
$500.53
$1,089.50
$4,997.45
$3,644.29
$6,609.58
$878.28
$472.48
$3,616.36
$1,063.44
$570.74
$571,49
$694.46
$511.82
$511.82
$1,206 28
$1,080.70
$3,104.82
53,458.95
$7,001 77
$694.4 6
$649.75
$471.60
$2,453.40
NATIONAL CITY IIBID
PARCELS TO Fif ASSESSED
AI'N Annual
Assessment
555 052 15,00 1,2,361.54
555 053 17 00 $22,785.90
555 054 17 00 $6,377.83
555 081 09 00 $510.24
555 081 10 00 $267.23
555 081 14 00 $396.50
555 OBI 15 00 $216.88
555 081 16 00 $695,37
555 081 1 / 00 $1,992.94
555 082 01 00 $1,85529
555 082 02 00 $244.19
555 082 03 00 $527 118
555 082 04 00 $399.68
555 082 05 00 $1,137.98
555 082 06 00 $960.23
555 082 10 00 $1,533.33
555 082 11 00 1;4,097,40
555 083 21 00 $1,846.85
555 083 22 00 $5,094.43
555.083 23 00 52,989, 50
5550832400 55,751,76
555 085 01 00 $622.48
555 085 02 00 $240.00
555 085 03 00 $240.00
555 085 04 00 $464.11
555 085 05 00 $2,797.35
555 085 06 00 $187.37
555 085 07 00 $4,258.90
555 113 04 00 5808.8 /
555 113 05 00 $792.75
555 113 08 00 $1,269.33
555113 11 00 $2.064.78
555 113 12 00 $1,569.72
555 113 13 00 $1,133.05
555 114 01 00 S240.00
555 114 07 00 S240.00
APN
555 114 03 00
555 114 04 00
555 114 05 00
555 1 14 06 00
5551140700
55511411 00
555 114 12 00
555 114 1300
556 101 01 00
556 101 02 00
556 101 15 00
556 101 16 00
556 104 01 00
55(3 104 02 00
556 104 18 00
556 210 25 00
556 210 26 00
556 210 27 00
556 212 01 00
5562120200
556 212 03 00
556 212 04 00
556 212 05 00
556 212 06 00
5562120700
556 331 03 00
556 331 04 00
556 331 05 OD
556 331 14 00
556 331 15 00
556 331 20 (10
556 331 71 00
556 331 22 GO
556 331 23 00
556 331 24 G0
556 331 25 00
Annual
Assessment
$21.559
$2.20.14
$452.48
5652.46
$1,151.14
$330.42
$1,594.28
$1,569.62
$1,614.58
$1, 815.33
$5,492.84
$2,276.33
$2,485.63
$240.00
$1,820.45
$1,662.12
$1,510.43
$1,077.40
$240.00
$240.00
$496.74
$276.94
$419.14
$563.61
$754.77
$249.09
$505.91
$1,181.45
$2,439.68
$925.31
$748.13
$2,720.06
$1,255 39
$566 21
$ 7 15.80
$3,133.35
ATIONAL CITY BTI)
PAECI=I K) RI`. ASSESSED
APN Annual APN Annual APN Annual
Assessment Assessment Assess meal (
556 332 20 00 $1,764.62 556 553 09 00 $515.54
556 332 21 00 $535.59 556 553 12 00 $567.57
556 332 22 00 $375.86 556 553 13 00 $526.20
556 332 23 00 $253.70 556 554 16 00 $4,415.42
556 332 24 00 $1,409.83 556 554 17 00 $6,245.33
556 333 15 00 $2,626.38 556 554 18 00 $1,195.18
556 333 17 00 $4,907.21 556 554 19 00 $569.85
556 333 18 00 $522.19 556 554 20 00 $1,205.03
556 334 19 00 $2,101.81 556 554 21 00 $1,568.79
556 334 20 00 $282.35
556 334 21 00 $410.30
556 334 22 00 $452.14
556 471 03 00 $2,233.31
556 471 04 00 $575.76
556 471 16 00 $1,585.34
.556 471 17 00 $2,691.26 (... ,
556 471 23 00 $4,830.57
556 471 24 00 $3,673.51
556 472 23 00 $2,019.79
556 472 24 00 $527.74
556 472 26 00 $3,056.70
556 472 27 00 $265.95
556 473 15 00 $1,526.52
556 473 16 00 $792.75
556 473 17 00 $962.08
556 474 01 00 $1,610.56
556 474 02 00 $739.54
556 474 21 00 $2,527.99
556 493 01 00 $1,290.96
556 493 04 00 $934.44
556 493 05 00 $240.00
556 553 01 00 $694.46
556 553 02 00 $357.75
556 553 03 00 $409.23
556 553 04 00 $616.95
555 553 05 00 $1,592./9
i
APPENDIX D
ENGINEER'S REPORT
27
Edward I1.enning & Associates
URBAN REVITAL11.AT1()N • FlJND1NG�%
Downtown National City
Property Business Improvement District
CITY OF NATIONAL CITY - CALIFORNIA
DISTRICT
ASSESSMENT ENGINEER'S
REP0RF
Prepared by
Edward V. Henning,
California Registered Professional Engineer # 26549
Edward Henning & Associates
Phelan California
June 1, 2004
1333u Butteniere Rd • Phelan CA 92371 (760) 868-9963 • (tax) (76o) 868-6490 • mred2@earthlink.net
A TTACHME
Edward Henning& Associates
URBAN rISVITAl.1ZA'1'(oN • FUNDING
DISTRICT ASS ESSMENT ENGINEER'S REPORT
To Whom It May Concern:
I hereby certify to the best of my professional knowledge and experience that each of the identified benefiting
properties located within the proposed Downtown National City Property Business Improvement 1)istrict will receive
a special benefit over and above the benefits conferral on the public at large and that the amount of the proposed
assessment is proportional to, and no greater than the benefits conferred on each respective properly.
Prepare. by Edward Y. Henning, California Registered Professional Engineer tt 26549
Itl'G #26549
Edward V. Henn
June 1, 2004
Date
(NOT'YALII) WiTHOUT EMBOSNED CERTIHCATION SL 9L ANT) SIGNATURE HERE)
Introduction
This report shall seive as the "detailed engineer's report" required by Section 4(h) of Article XIifl) of the California
Constitution (Proposition 218) to support the benefit properly assessments proposed to be levied within the
Downtown National City Property Business Improvement District (Downtown National City PBID) in the City of
National City, California being established for a five year period. The discussion and analysis contained within
constitutes the required "nexus" of rationale between assessment amounts levied and spuial benefits derived by
properties within the Downtown National City I'BID.
NOTE. I: The terminology "identified benefiting parcel" or "property" is used throughout this report pursuant to SB
919 - "Proposition 218 Omnibus Implementation Act" which clarified portions of Prop 218. it provides the Engineer
and District Consultant with the ability to actually identify individual p,<uecls which will benefit directly either in
whole or in part from the proposed District funded programs and improvements and does not imply that all parcels
receive a s ssable benefits .
1333o Ruttenrere Rd • Phelan CA 92371 •-(760) 868-9963 • (fax) (760) 868 6490 - mred2(rPearthlink.net
Edward I lensing & Associates
URBAN REVITA1.I7.ATION • FUNDING
Background
The Downtown National City PBID is a property -based benefit assessment type district being established pursuant to
Section 36600 et seq. of the California Streets and Highways Code, also known as the Property and Business
Improvement District Law of 1994 (Bic "Act"). Due to the benefit assessment nature of assessments levied within a
PBTT), district prig am costs are to be distributed amongst all identified benefiting properties based on the
proportional amount of program benefit each property is expected to derive from the assessments collected. Within
the Act, frequent references are wade to the concept of relative "benefit" received from P131D programs and activities
versus amount of assessment paid. Only those properties expected to derive special benefits from PBID funded
programs and activities may be assessed and only in an amount proportional to the relative benefits expected to be
received.
The method used to determine benefits derived by each identified property within a PBII) begins with the selection
of a suitable and tangible basic benefit unit. For property related services, such as those proposed in the Downtown
National City PBID, the benefit writ maybe measured in linear feat. of street frontage or parcel size in square feet or
building size in square feet or number of building floors or proximity to major ccm idi rs in average linear feet, or any
combination of these factors. Quantity takeoffs for each parcel arc then measured or otherwise ascertained. From
these figures, the amount of benefit units to be assigned to each property can be calculated. Special circumstances
such as unique geography, land uses, development constraints etc. are carefully reviewed relative to specific
programs and improvements to be fundcxi by the PBID in order to determine any levels of diminished benefit which
may apply on a parcel by parcel or categorical basis.
Based on the factors described above such as geography and nature of programs and activities proposed an
assessment formula is developed which is derived from a singular or composite basic benefit unit factor or factors.
Within the assessnreut formula, different factors may be assigned different "weights" or percentage of values.
Next, all program and activity costs, including incidental costs, district administration, ancillary programs, and
volunteer and comped resource and material credits are estimated. It is noted, as stipulated in Proposition 218, and
now required of all property based assessment districts, indirect and general benefits may not be incorporated into
the assessment formula and levied on the district properties only direct or "special" benefits and costs may be
considered. Indirect or general benefit costs must be calculated and factored out of the assessment cost basis to
produce a "net" cost figure. In addition, Proposition 218 no longer exempts government owned property from paying
benefit assessments and these properties must ix: factored into the assessment roll if special benefit is determined to
be conferred upon such properties.
2
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Front this, the value of a basic benefit writ or "basic net unit cost" can be computed by dividing the total amount of
estimated Oct program costs by the total number of benefit units. The amount of assessment for each parcel can be
computed at this time by multiplying the Net Unit Cost times the number of Basic Benefit Units per partxl. This is
known as "spreading the assessment" or the "assessment spread" in that all costs are allocated proportionally or
"spread" amongst all properties within the PHU).
The method and basis 9f spreading program costs varies from one PB[D to another based on local geographic
conditions, types of programs and activities proposed, and size and development complexity of the district. PBi )s
may require secondary benefit zones to be identified to allow for a tiered assessment formula for variable or
"stepped -down" benefits derived.
Supplemental Proposition 218 Procedures and Requirements
Proposition 218, approved by the voters of California in November of 1996, adds a supplemental array of procedwes
and requirements to be carried out prior to levying a property -based assessment like the Downtown National City
PBID. These, requirements are in addition to requirenreuts imposed by State and local assessment enabling laws.
Thcsc•requiremeuts were "chaptered" into law as Article X111D of the California Constitution and then further
clarified by the Proposition 218 Omnibus Legislation in 1997 chaptered in section 53750 et•seq of the California
Government Code.
Since Prop 218 provisions will affect all subscxplent calculations to be made in laying out the final property
assessment roll for the 1)owutown National City I'111D, Prop 218 requirements will be taken into accowrt first. The
key provisions of Prop 218 along with a description of how the Downtown National City PBID complies with each of
these provisions is delineated below.
(Note: All section references below pertain to Article X111 of the California Constitution):
Finding 1. From Section 4(a): "Identify all parcels which will have a special benefit conferred upon them and
upon which an assessment will be imposed"
'there are 153 "identified" individual parcels within the Downtown National City MID which will all derive some
level of special benefit from the proposed District programs and activities. These parcels are shown on the
Boundary Map within the Management District Plan and are listed as an attachment to tine Plan - identified by
assessorparcel number and site address. Two benefit zones have been identified nit in the District which generally
includes all properties along and surrounding, the National City Boulevard corridor from 2"a to i)'h and the gth
SOcct couidor from the freeway to A Avenue
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Finding 2. From Section 4(a): "Separate the general benefits from the special benefits confened ou parrel(s).
Only special benefits are assessable."
As stipulated by Prop 21g, assessment district programs and activities confer a combination of general and special
benefits to district properties, but the only program benefits which can be funded through assessments are those
attributed to special property related benefits. Thus, a portion of the prograrn costs must be considered attributable
to general benefits and assigned a value. Conventional assessment engineering experience has found than general
benefits within a given district typically average 10% of the total adjusted costs with a 5% deviation.. (Total
adjusted costs include actual proposed PBID program costs plus any additional supplemental or matching program
costs as well as applied credits from sonars such as start up grants, Board/Coututittee member service credits and
specialized assessment reductions/adjustments'). There are three common methods for determining general and
special benefit ratios within assessment districts:
(1) The parcel by parcel a]locatiou method
(2) The program/activity line item allocation method, and
(3) The composite district overlay determinant method.
The vast majority of PBTDs in California have used Method 1f3, the composite district overlay determinant method
which will be used for the Downtown National City PBBID. Using empirical data from other PBIDs, a focused range
for general benefits from 5-15% is used. Based on a composite of district criteria such as the shape of the
Downtown National City P81D, the existence of two benefit tones, a three-four element assessment formula, the
proximity all of disuict. properties to the applicable program benefit zones, and the nature of the proposed programs
and activities, a specific "overlay" value of 5% is assigned to the general benefit portion of the total adjusted costs.
This leaves a value of 95% assigned to special benefit related costs. Since the total program cost is estimated at
S265,572.01 (see Table I later in: this Report), the maximum special benefit portion which can be rcenuped through
property assessments, is S252,293.41, Remaining costs which are attributed to general benefits, will need to be
derived from other sources. (e.g. public/private matching grants, startup grants, startup volunteer credits or ongoing
board mernber volunteer credits).
4
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Finding3. From Section 4(a): "(Determine) the proportionate special benefit derived by each parcel iu
relationship to, the entirety of the cost of public iwprovemeut(s) or the maintenance and operation
expenses. or the cost of the property related service being provided.
The proportionate special benefit cost for each parcel is listed in an attachment to the Management District Plan.
The individual percentages (i.e. proportionate relationship to the total special benefit related program and activity
costs) were computed by dividing the individual parcel issessment by the total program costs.
Finding 4. From Section 4(a): "No assessment shall exceed the reasonable cost of theproportional special
benefit conferred on parcel(s)."
Not only are the proposed program costs reasonable due to the benefit of group purchasing and contracting which
would be possible tluough the Downtown National City PBID, they are also considerably less than other options
considered by groups like the Downtown National City 1'f1ID Formation Committee_
Fiwling.5. From Section 4(a): "Parcels, that are owned or used by any (public) gtncy shall not be exempt
from assessment."
Parcels within the District that arc owned by public agencies (i.c. City of National City, the Couununity
Development Commission, Southwestern College -etc) will also be assessed and at rates equivalent to private sector
owned parcels. The "fair market value" of such public properties is identical to surrounding privately owned
parcels and any increased values and benefits derived from PBTl) programs and services would be similar for either
public or privately owned parcels, with or without improvements. Just as the costs and effects of blight are shared
by both public and private properties, so are the rewards of clean and safe as well as district proniotions and
marketing programs. Since there is no compelling finding or evidence that spelt properties would receive less direct
benefit from the proposed PBID programs and services than surrounding private parcels, the same assessment rates
would be Jevied.
Finding 6. From Section 4(b): "All assessments must be supported by a detailed engineer''s report prepared by
a registered professional engineer certified by ttie State of California".
"lhisacport shall serve as the "detailed engineer's report" to support the benefit property assessments proposed to
be levied within the Downtown National City PBIi7.
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Finding_7. From Section 4(c): "The amount of the proposed assessment for each parcel shall be calculated
(along with) the total amount thereof chargeable to the entire district, the duration of such payments, the
reason for such assessment -and the basis upon which the amount of the proposed assessment was calculated."
The individual and total parcel assessments attributable to special property benefits are shown on an attachment to
the Management District Plan_ The district and resultant assessment payments will continue for five years and may
be renewed again at that time. The reasons (purposes) for the proposed assessments are outlined in the Management
District Plan, The calculation basis of the proposed assessment for the I'BlD is attributed in part to the specific
amount of property size, buildiug_size and street frontage.
Special Benefit and Assessment Analysis
Step 1. Select "Basic Benefit Unit(s)"
P131D assessment formulas typically arc based on either property street frontage or parcel and building size or
location, all which can affect the amount of benefit conferred on a particular parcel and the proportionate assessment
to be paid. The formula may base assessments on a single factor or a combination offactors.
Based on the nature of the program activities to be funded by the Downtown. National City PBID, which relate to the
proportionate amount of real estate (i.e. land) held in ownership, development intensity (i.e. building area) and
property street frontage as well as land use, it has been determined that the assessments for the PBID will be based
proportionately on a combination of parcel size, building size, land use and Street frontage. In addition a flat rate will
be applied to single family residential (SPIt) and residential condo units located on non -residentially zoned land.
The "Basic Benefit Unit" will be exprpssed as a function of land square footage (Basic Benefit "A" Units), building
area (Basic Benefit "13" Units - further refined by land use) and linear feet of property frontage (Basic Benefit "C"
Units). Based on the shape of the Downtown National City PBID, as well as the nature of the District program
elements, it is determined that two benefit zones exist in which identified properties will gain a direct, albeit,
proportionate degree of benefit based on the re.4 a.tive amount of parcel size, building size, land use and street
frontage.
Step 2. Quantify Total Basic Benefit Units
Taking into account all identified benefiting properties, there are 1,465,301 square feet of assessable parcel land area
within the District, 448,344 square feet of assessable building area and 21,744 linear feet of properly street frontage.
In addition, there are 12 assessable single family/condo units. Since the selected Basic Benefit Unit is based on a
6
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combination of parcel area, building area and street frontage, there are, in turn, corresponding amounts of Basic
• Benefit Units in the PRIT) as shown in Step 7 herein. The target weighted revenues from each formula component
were 50% for land area, 30% for building area and 20% for street frontage. The final adjusted weights are 49% fur
land, 33% for building area, 17% for street frontage and 1% for SFR and condo flat rates. Further, the targeted
weighted revenues for each Benefit Zone were 60% for Zone 1 and 40% for Zone 2. The final adjusted weights are
61% for Zone I and 39% for Zone 2.
Step 3. Calculate Benefit Units for Each Property.
The number of Benefit Units for each identified benefiting parcel within the Downtown National City PBII) was
computed from data extracted from City of National City, San Diego County and third party real estate data services
property and land use records. These. data sources delineate current land uses, property areas and dimensions of
record for each tax parcel and are listed as an attachment to the Management District Plan. While it is understood
that this data does not represent legal field survey measurements or detailed title search of recorded land subdivision
maps or building records, it does provide an acceptable basis for the purpose of calculating property based
assessments. All respektive property data being used for assessment computations has been provided to each properly
owner in the i'BID for their review. All known or reported discrepancies or errors have been corrected.
Step 4. Determine Assessment Formula
For a District with a single Basic Benefit Unit with one Benefit Zone, the assessment formula would be the same for
each identified benefiting property as follows:
Number of Basic Benefit Units x Basic Unit Cost = PBII) Assessment
The Downtown National City PB1D assessment is to be based on three Basic Benefit Unit factors; land square
footage (Basic Benefit "A" Units), building area (Basic Benefit "13" Units) and linear feet of property frontage (Basic
Benefit "C" Units)- It has been determined that the assessment ssment should be based partially on parcel size, building size
and street frontage as follows:
Zone 1:
Assessment = ((No. of Benefit "A- 1"Units x Basic "A -I" Unit Cost)) +
[(No. of Benefit "It -I" Units x Basic "B-I" Unit Cost)] +
((No. of Benefit "C-1" Units x Basic "C-l" Unit Cost))
Zone 2:
Assessment =
1(No. of Benefit "A-2"Units x Basic "A-2" Unit C'ost)J .n-
((No. of Benefit "I-t-2" Units x Basic "B-2" Unit Cost)) i-
((No. of Benefit "C-2" Units x Basic "C-?" Unit Cost))
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Note A: Benefit "11" Unit Costs vary based on land use as shown in Table 3 later in this report.
Note 13: Assessments for single family residential and residential condos are, based on a flat fee per unit as
shown in Table 3.
Step S. F,stimate Total Program and Activity Costs
Total estimated proposed program and activity costs are shown below in Table 1. These costs include expenses for
general as well as special benefits and related progiarnsfactivities.
TABLE 1
Estimated Total Year 1 Program & Activity Costs (Special -General Benefits)
Program/.Activity
Public Rights of Way & Sidewalk Operations
District ldentity/Streetscape Improvements
AdmhristrationtCorpotate Operations
Contingency/Reserve
Misc Costs (Credits)
Total
Year 1
S173,000,00
S 1 4,000.00
S41.,000.00
S1 2,722.01.
65.14%
5.2 7%
3.24,850.00
15.44%
4.79%
9.3 6%
5765,S72.01 100.00%
Step 6. Separate General Benefits from Special Benefits and Related Costs (Prop 218)
Total program and activity costs are estimated at S265,572.01 (sec: 'fable 1 above). General benefits are factored at
5% of total (see Finding 2 on page 4 of this report) with special benefits set at 95%_ Prop 218 limits the levy of
property assessments to costs attributed to slx cial benefits unly. The 5% general benefit cost is computed to be
S13,278.60 with a resultant 95% special benefit limit computed at S252,2r93.41. :this is the maximum amount of
revenue That can be derived from property assessments from the suhjecr PBID. The total amount of revenue
propostxt to be der ivcd .from PB1D assessments is S240,722.01 fur Year 1, which is Icss than the special benefit limit
of S252,293.41. Therefore, nu Prop 218 adjustments need to be made to thr. proposed assessment formula. .All
program costs associated with general benefits will be derived from sources or credits other than P13f7) assessments
as shown below in Table 2.
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ITRBA_N REVITALIZATION • FUNDING
TABLE 2
Total Adjusted Year 1 Reventie (For Special .1 General Benefit Prograws/Actiyities)-
Funding Source Subtotal Revenue
PLIID Assessments $240,722.01
MD Formation Pro -rated Credit/Year (S35,000 base) S 7,000.00
PIIID Formation Pro -Rated Volunteer Credit/Year (50% base) $3 S00.00
Annual Board/Volunteer Credit (35% base Admin) 514,350.00
TOTAL ADJUSTED REVENUE $265,572.01
1
90.64%
2.64% _I
1.32% I
S.40% j
100.00% j
Step 7. Calculate "Basic Unit Cost" (Special Benefits Only)
With a Year 1 budget of $240,720.01 (special benefit only), the Basic Unit Costs ,("A", "11" and "C") from the
Management Plan are:
Basic Unit
_ "A" Cost
"B-a" Cost
"B-b" Cost
"B-c" Cost
"B-tl" Cost
"B-c" Cost
"Fi-f ' Cost
"13-g" Cost
"B-h" Cost
"B-i" Cost
'I'Al3LE 3
Land Use Description
Benefit Zone 1
All except SI.R.and condos $0.0841/sf
Retail, hotels, motels, visitor S0.1886/sf
Office, commercial, pkg stmc. $0.1696/sf
Industrial, manufacturing $0.1696/sf
Institutional, p,ovenuncnt etc $0.1577/sf
Residential 20+ units $0.1485/sf
Residential 9-19 units 93.1485/sf
Residential 2-8 units $0.1485/sf
Single family residential $240 flat rate
"C" Cost
Benefit Zone. 2
$0.0757/s-f
S0.1697/sf
Residential Condo $2,10 flat rate
All except_SFR and cundos
51.8264/LP
S0.1697/sf
$0.1697/sf
50.1578/sf
50.1485/sf
$0.1485/sf
$0.1485/sf
S240 flat rate
1240 flat rate
Sl.826411.F
Since. the PHU-) is planned for alive year tern', maximum assessments for future years (Yeats 7 through 5) must be
set at the wception of the P131D. A maximum annual flat rate increase of 5% may be imposed each year, -subject tu
approval by the PUID Board,
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Stet) R. Spread the Assessments
The resultant assessment spread calculations for each parcel within the PAID are shown in an attachment to the
District Management Plan and were detenuined by applying the District assessment formula to each identified
benefiting property. This list of all identified Ixatefiting parcels in the PI3ID delineates each parcel and benefit units
for property street frontage and parcel area.
10
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EDWAItD IJENNING & ASSOCIATES
Edward Henning and Associates is a multi -disciplined consulting firm offering a diverse range of community development
and funding services focusing on downtown business districts and the unique problems and opportunities associated with
center city areas.
Types of services provided
• Business Improvement District (BIT) & PI3ID) Formations, Modifications, Expansions, Updates.
• Prop 218 Assessment Engineering Analyscs and Repor Is (Licensed Engineer)
• Downtown Revitalization Plans/Redevelopment Planning and Implementation
• Establish/Administer/Field Supervision for Rehabilitation Programs and Projects
• Architectural Design Ciiiidelines/ Sign Ordinances
Partial list of agencies and clients represented
• Town of Apple Valley
- City of Berkeley
• City of Buena Park
• City of Culver City
• City of Huntington Park
• City of Huntington Beach
• City of Los Angeles
- Gateway to 1.AX
- I listoric Downtown Core
- Holly-wood District
- Melrose/Fairfax
- Larchmont
- Los Feliz
San Fernando Valley (6 areas)
- San Vicente
- Wilshire Center
• City of Monterey Park
• City of Napa
• City of Newport peach
• City of Ontario (Downtown)
• City of Oxnard
• City of Pasadena
• Placer County (Tahoe City)
• City of San Francisco (Union Square)
• City of Vacaville
- City of Whittier
• City of Yucaipa
PBID Formation (Village).
BID Formation (Downtown)
BID Formation Analysis (Auto 'Row & Entertainment Corridor)
BID Formation (Downtown)
BID Formation (Pacific Blvd.)
BID Formation (Auto Row District)
1131D Forrnati•on & Renewal (Prop 218 Compliance)
i'111D Formation (Prop.218 Compliance)
1'I31D Formation (Prop 218 Compliance)
PBID Formation (Prop 218 Compliance)
PBID Formation & Renewal
BID Formation
PBII) Formation (Prop 218 Compliance)
Private Sector PBID Formation
Hybrid BID/PBIJ) Formation
BID Modification (Downtown)
PBID Formation (Downtown)
BID Advising
BIT) Modification
PBII) Formation (Downtown)
PBID Formation (Playhouse District)
Citywide Tourist Improvement District CI1D)
PBI1) Formation (Downtown)
PBII) Formation (Prop 218 Compliance)
BID Formation (Downtown)
Citywide Tourist Improvement District Evaluation (11D)
BID Modification (l Iptown)
PBID Formation & Renewal(1lptown)
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4, 00o
- „
ilan
1,1i ii %
I .11
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Pcei
(
DOWNTOWN NATIONAL CITY PROPERTY BUSINESS IMPROVEMENT DISTRICT
PARCELS TO BE ASSESSED
APN
ANNUAL
ASSESSMENT
AP N
ANNUAL
ASSESSMENT
APN
ANNUAL
ASSESSMENT
APN
ANNUAL
ASSESSMENT
APN
ANNUAL
ASSESSMENT
555-033C1-CO
3240.00
555-042-18-00
$7,00'.77
555-085-06-00
$187.37
556-212-04-00
3276.94
556-471-23-00
$4,530.57
555-030-32-30
3427.32
555-052-C4-00
S694.46
555-085-97-00
34,258:90
556-212-05-00
$419.14
556-471-24-00
$3,673.51
555-030-03-00
30.00
555-052-35-30
3649.75
555-113-04-00
3838.87
556-212-06-30
$563.81
556-472-23-06
$2,019.79
555-030-04-DO
S0.00
555-052-06-00
$471.6C
555-113-05-00
$792.75
556-212-C7-DO
5754.77
556-472.24-00
3527.74
555-030-35-00
3240.00
555-052-14-00
52,453.40
555-113-08-00
31,289.33
556-331-0300
524939
", aB4(ZZ;2 `81.01
`.,'f:.313056;4'01
555C30-06-00
S0.00
555-052-15-00
$2,361.54
555-113-11-00
$2.084.78
556.331-04-00
S505.91
556-472-270C
3255.95
555-030-07-00
$240.0C
555-053-17-OC
$22,735.90
555-113-12-00
31.569.72
556-331-05-00
31,181.45
556-073-15-02
$1,526.52
555-630-08-00
$1.35846
555-054.12-00
S6,377.83
555-113-13-00
$1,133.05
556331- 4.00
S2,433.68
556-473-16-00
$792.75
555-C30-09-00
327841
555-081-09-06
$5'0.24
555-114-01-00
$240.00
556-331-15-0C
S926.31
556-473-17-03
$962.02
555-330-1C•-0C
$339.52
555-031-10-00
$267.23
555-114-02-00
$240.00
556-331-20-00
3748.13
556-474-01-00
$1,610.56
555-330.11-06
4270.53
555-031-14-00
$396.53
555-114-03-00
4215.59
556-331-21-00
$2,720.06
556-474-02-00
4739.54
555-03C-12-00
$344.51
555-051-15-03
$216.88
555-114-04-CO
$220.14
556-331-22-00
$1,255.39
555-474-21CO
$2,527.99
555-030-13-00
$282.92
555-031-16-00
$895.37
555-114-05-CO
£452.48
556-331-23-00
S566.21
555-493-01-00
$1.230.96
555-33C-14-0C
$500.53
555-081-17-03
31:992.94
555-114-05-CO
£652.46
556-331.24.00
3715.80
556-493-04-CD
393444
555-030-17-02
41.339..53
555-C82-01-03
31.855.29
555-114-07-CO
$1,151.14
556-331-25-00
53,133.35
556.493-05-00
$240.03
555-330-20-00
34.997.45
555-032-02-00
$244.19
555-114-11-00
$330.42
556-332-20-00
S1,764.62
556-553-01-03
$E9446
555-030-21-03
S3.544.23
555-032-03-00
$527.88
555-114-12-00
31.594.28
556-332-21-00
S535.59
556-553.02-03
$357.75
555-330-22-00
35.609.53
555-032-04-03
$399.68
555-114-13-CO
$1.569.62
556-332-22-00
$375.86
556-553-03-03
$439.23
555-041-01-03
$878.25
555-082-05-03
$1.137.98
556-101-01-CO
$1,614.58
556-332-23-00
$253.70
558-553-04-00
$616.95
555-041-02-00
$472.45
555-382-06CO
4960.23
556-101-02-00
31,815.33
556-332-24-00
51,409.83
555-553-05-00
$1,592.79
555-041-03-CD
$3,516.35
555-082-10-03
$1.533.33
556.101-15-30
$5,492.84
556-333-15-00
52,628.38
555-553-14CO
$1,324.56
555-041C4-CD
S1.063.44
.555-082-11-00
$4,097 40
558-101-16-00
52,27633
556-333-17-00
34,907.21
558 553-15C3
3284.84
555 04' 05-CD
5573.74
.a551D8%,2i 00' 48j8AQ18 .
556-104-01-00
$2,485.83
558333-18-00
$522.19
556-554-16-CO
34,415.42
555-04"-03 C•J
3571 49
�. 0$ ' ° {.
5,� �r}�?Gl��. s M$ O4xFxjti
558-104C2-00
5240.00
556-334-19-00
$2,101.81
550-554-17-00
3E,245.33
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556-104.18-00
51,820.45
558334-20-00
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$1.195.13
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556-210-25-00
31,662.72
556-334-21-00
$410.30
556-554-19C0
$569.85
555-04'39-00
S51".32
555.085-01-00
S622.48
556-210-26-00
31,510.43.
556-334-22-00
$452.14
556.554-20-CO
$1.205.03
555-04;-10-JO
$1,206.28
555-085-32-00
S240.00
556-210-27.00
S1,077.40
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556-554-21-30
41.568.79
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31,080.70
555-085-03-DO
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556.212.01.00
$240.00
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555-C42-15-00
33,104.82
5.55-085-04_00
$464.11
556-212.02-00
$240.03
556-471-16-00
$1.585.24
555C42-17-00
$3,458.95
555-085-05-00
52,797.35
556-212-03-00
$496.74
556-471-17C0
$2.691.26
S38,604.63
377,677.89
339,743.35
S39.183.49
345,479.28
30.0C
$15,682.56
$0.00
$2.809.07
$3,056.70
338.604.63
161995.33
539,743.35
$35,374.42
$42,422.58
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$21,549.33 Total Public Parcels
$219,140.31 Total Assessments less Public F