HomeMy WebLinkAboutEngineer's ReportCity of National City
Landscape Maintenance District
No. 1 (Mile of Cars)
Engineer's Report
Fiscal Year 2014/15
Main Office
32605 Temecula Parkway, Suite 100
Temecula, CA 92592
Toll free: 800.676.7516 Fax: 961.296.1998
Regional Office
870 Market Street, Suite 1223
San Francisco, CA 94102
Toll free: 800.434.8349 Fax: 415, 391, 8439
CITY OF NATIONAL CITY
LANDSCAPE MAINTENANCE DISTRICT NO. 1
(MILE OF CARS)
1243 National City Boulevard
National City, CA 91950
Phone - (619) 336-4241
Fax - (619) 336-4239
Ron Morrison, Mayor
Luis Natividad, Vice Mayor
Jerry Cano, Councilmember
Mona Rios, Councilmember
Alejandra Sotelo-Solis, Councilmember
AGENCY STAFF
Leslie Deese, City Manager
Brad Raulston, Executive Director
Ray Pe, Principal Planner
DISTRICT STAFF
Weldon Donaldson, Executive Director
NBS
Pablo Perez, Project Director
Brian Thomas, Assessment Engineer
Brian Brown, Senior Consultant
Reena Arvizu, Financial Analyst
TABLE OF CONTENTS
1. ENGINEER'S LETTER 1-1
2. OVERVIEW 2-1
2.1 Introduction ..2-1
2.2 Description of the District Boundaries 2-1
2.3 Description of Improvements 2-1
2.4 Description of Maintenance 2-2
3. ESTIMATE OF COSTS 3-1
4. ASSESSMENT DIAGRAM 4-1
5. ASSESSMENTS 5-1
5.1 Method of Apportionment 5-1
5.2 Assessment Roll 5-5
1. ENGINEER'S LETTER
WHEREAS, the City Council of the City of National City (the `City"), State of California,
directed NBS Government Finance Group, DBA NBS ("NBS") to prepare and file a report presenting
plans and specifications describing the general nature, location and extent of the improvements to be
maintained, an estimate of the costs of the maintenance, operations and servicing of the
improvements for the City's Landscape Maintenance District No. 'I (Mile of Cars) (the "District') for
Fiscal Year 2014/15. The report includes a diagram for the District, showing the area and properties
proposed to be assessed, an assessment of the estimated costs of the maintenance, operations and
servicing the improvements, and the net amount upon all assessable lots and/or parcels within the
District in proportion to the special benefit received and;
WHEREAS, the assessment for each parcel is in compliance with the Proposition 218
Omnibus Implementation Act and Section 4 of Article XIII D of the California Constitution. The
proposed assessment is not proposed to increase by more than the 10% annual increase approved at
formation of the District over the Fiscal Year 2013/14 assessment.
NOW THEREFORE, only special benefits are assessed and any general benefits have been
separated from the special benefits for purposes of this report. The following assessment is made to
cover the portion of the estimated costs of maintenance, operation and servicing of said
improvements to be paid by the assessable real property within the District in proportion to the special
benefit received:
SUMMARY OF ASSESSMENT
District
Fiscal Year 2014,15 Actual Assessment
Landscape Maintenance District No. 1 (A15Ie of Cars)
$136,659.76
I, the undersigned, respectfully submit the enclosed Engineer's Report and, to the best of my
knowledge, information and belief, the assessments herein have been prepared and computed in
accordance with the assessment methodology adopted and approved by the City Council at the time
of district formation.
Brian Thomas, Assessment Engineer
City of National City — Landscape Maintenance District No. 1 (Mile of Cars)
Prepared by NBS — Fiscal Year 2014115
1-1
2. OVERVIEW
2.1 Introduction
The City formed the District to provide maintenance services to benefit certain parcels in the City. The
District was formed in 1995 and the levies are made pursuant to the provisions of the Landscaping
and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highway Code (the "Act").
The 2014/15 Engineer's Report (the "Report") describes the District and the annual assessment per
parcel for Fiscal Year 2014f15 which is based on the historical and estimated costs to maintain the
improvements and provide the services that benefit parcels within the District.
The word "parcel," for the purposes of this Report, refers to an individual property assigned its own
Assessor's Parcel Number by the San Diego County Assessor's Office. The San Diego County
Auditor -Controller uses Assessor's Parcel Numbers and specific Fund Numbers to identify on the tax
roll, properties assessed for special district benefit assessments.
Following consideration of public comments at a noticed public hearing, and following review of the
Report, the City Council may confirm the Report as submitted, and may order the levy and collection
of assessments for Fiscal Year 2014/15. If approved, the assessment information shall be submitted
to the County Auditor -Controller, and included on the property tax roll for each benefiting parcel for
Fiscal Year 2014/15.
2.2 Description of the District Boundaries
The District's improvements are generally located along National City Boulevard and bounded by 18th
Street to the north and 33rd Street and State Route 54 (SR 54) to the south.
2.3 Description of Improvements
A general description of the improvements to be maintained under these proceedings is described as
follows but shall not be limited to:
1. Median Improvements
• Landscape planting and irrigation
• Colored concrete hardscape
• Lighting system
• Graphic panels, banners and signage
e Painted crosswalks
• identification sign at 23`1 Street and McKiniey Avenue
2. Frontage Improvements
• Improvements to parkways on both sides of National City Boulevard between 18"' Street
and 33rd Street
• Landscape planting and irrigation
# Colored concrete sidewalks and mow curbs
• Street furniture
City of National City — Landscape Maintenance District No. 1 (Mile of Cars) 2-1
Prepared by NBS — Fiscal Year 2014115
2.4 Description of Maintenance
The maintenance of the improvements shall include the furnishing of services and materials for the
ordinary and usual maintenance and servicing of the improvements, including but shall not be limited
to:
1. General Plant Maintenance
• Mowing, trimming, pruning and weeding
• Watering, including water usage
• Fertilizing
+ Plant replacement
+ Periodic skinning of palm trees
2. Maintenance of Irrigation System
• Adjustment of timers
• Repair/replacement of worn-out, stolen or malfunctioning equipment
3. Periodic restriping of decorative crosswalks
4. Periodic repainting of metal benches and trash receptacles
6. Periodic repainting and repair of light poles, graphic panels, signage and other miscellaneous
equipment
6. Maintenance of electrical system
• Bulb replacement
• Repair/replacement of worn out or malfunctioning equipment
• Electrical energy charges
7. Litter removal
8. Trash pick-up
9. Other repairs of damage caused by vandalism and/or traffic accidents
City of National City— Landscape Maintenance District No. 1 (Mile of Cars) 2-2
Prepared by NBS — Fiscal Year 2014/15
3. ESTIMATE OF COSTS
The cost of servicing, maintaining, repairing and replacing the improvements as described in the
Description of Maintenance are summarized in the table below. Estimated expenditures are shown
along with the incidental expenses to be funded by the District.
It is the intent of the District to establish a Reserve Fund for the District which shall not exceed the
estimated costs of maintenance and servicing until December of each fiscal year, or whenever the
District expects to receive its apportionment of special assessments and tax collections from the
County, whichever is later.
The following table summarizesthe components that make up the Fiscal Year 2014/15 estimate of
costs for the District:
Description
Maintenance Costs
1. Lawn planting care
2. Median planting care
3. Palm tree maintenance
4. Water usage
5. Refurbishment of graphic panels
6. General maintenance of electrical system/lights
7. Electrical usage
8. Refurbishment of decorative crosswalks
9. Reserves
Total Cost of Annual Maintenance:
Incidental Expenses
A. Administration
B. Advertising
C. Other Contractual Obligations
D. Engineering
E City Expenses
F. Consultant Fees
G. County Collection Fees
Total Incidentals:
Total Estimated Annual Cost:
(Less) General Benefit Contribution (2):
Median Frontage
Improvements(1) Improvements(1) Totals)
$0.00 $41,371.29 $41,371.29
20,556.06 0.00 20,556.06
4,095.00 4,095.00 8,190.00
13,042.39 13,042.39 26,084.78
15,000.00 0.00 15,000.00
3,046.11 0.00 3,046.11
7,579.64 0.00 7,679.64
2,000.00 2,000,00 4,000.00
5,600.00 5,600.00 11,200.00
$70,919.19 $66,100.68 $137,027.07
$3,600.00 $3,600.00 $7,200.00
203.00 203.00 406.00
0.00 0.00 0.00
250.00 250.00 500.00
500.00 500.00 1,000.00
1,913.47 1,913.47 3,826.93
Q 2.30 4,60
$91,468.77 $6,468.77 $12,937.53
$77,387.96 $72,677.44 $149,965.40
1$6,886.25) f $6,419.15) f $13,305.41)
TOTAL ANNUAL ASSESSMENT FOR THE
DISTRICTf3):
$70,501.71 $66,158.29 $136,660.06
(1) Allow for minor rounding errors.
(2) General benefit contribution will be funded from other sources and is not being paid from annual assessments.
(3) Does not Include any rounding adjustments.
City of National City — Landscape Maintenance District No. 1 (Mile of Cars) 3-1
Prepared by NBS — Fiscal Year 2014115
4. A SSESSMEN f DIA G RA M
The Assessment Diagram sets forth (a) the exterior boundaries of the District and (b) the lines of each
lot or parcel of land within the District. The Assessment Diagram further identifies each lot or parcel by
a distinctive number or letter. For a detailed description of the lines and dimensions of any lot or
parcel, reference is made to the County Assessor's Map applicable for the next fiscal year, which map
shall govern for all details concerning the lines and dimensions of such lots or parcels. The following
pages provide a copy of the Assessment Diagram for the District.
City of National City — Landscape Maintenance District No. 1 (Mile of Cars) 4-1
Prepared by NBS — Fiscal Year 2014/15
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5. A SSESSMEN ■ S
The actual assessments for Fiscal Year 2014/15, apportioned to each parcel as shown on the latest
equalized roll at the County Assessor's office, are listed and submitted as Section 5.2 of this Report.
The description of each lot or parcel is part of the records of the County Assessor of the County of
San Diego and such records are, by reference, made part of this Report.
5.1 Method of Apportionment
The law requires and the statutes provide that assessments, as levied pursuant to the provisions of
the Act, must be based on the benefit that the properties receive from the improvements to be
maintained. The statute does not specify the method or formula that should be used in any special
assessment district proceedings. The responsibility rests with the Assessment Engineer, who is
appointed for the purpose of making an analysis of the facts and determining the correct
apportionment of the assessment obligation.
IDENTIFY THE BENEFIT
First, it is necessary to identify tie benefit that the improvements to be maintained will render to the
properties within the boundaries of the District. The improvements significantly improve the visual
appearance of the streetscape, making the Mile of Cars a more enjoyable and desirable location for
customers. The special signage and lighting provide a unifying theme, benefiting all of the properties
within the District.
The District's improvements and services provide benefits to both those properties within the District
boundaries and to the community. The benefit conferred to property within the District will be referred
to as an "aesthetic benefit." The aesthetic benefit provided by the district improvements and services
are supported by the City's General Plan (the "Plan") and its Citywide Goals and Policies regarding
Land Use and Community Character for its districts. The Plan states a desire to, "have the community
character integrated and to ensure that physical forms, patterns, and aesthetic features advance the
City's desire for a higher quality of life." The aesthetic benefits provided by the improvements and
services support the following City policies outlined in the Plan:
• Policy LU-5.3: Recognize the diverse needs of the City's business districts through the
development of policies, design guidelines, and implementation measures specific to the unique
requirements of each district.
• Policy LU-5.4: Allow for adaptive reuse of vacant car dealerships and the establishment of new
compatible uses along the Mile of Cars.
• Policy LU-5.9: Encourage members of the business community to participate in implementing
actions to improve business districts.
• Policy LU-5.10: Assist the business community in evaluating National City's marketing and
development potential and in identifying development strategies that are beneficial to the public
and private sectors.
• Policy LU-9.1: Design developments along mixed -use and "community corridors" for the comfort
and enjoyment of pedestrians and bicyclists. This includes features such as street trees, placing
buildings close to the street, de-emphasizing parking lots and garages, limited driveway cuts,
traffic -calming features, clearly defined street crossings, adequate lighting, and street furnishings
where appropriate.
City of National City — Landscape Maintenance District No. 1 (Mile of Cars) 5-1
Prepared by NBS — Fiscal Year 2014115
• Policy LU-9.4: Encourage an overall high quality streetscape design, where feasible, that
promotes narrow roadways, bike lanes; on -street parking, minimal curb cuts; enhanced
crosswalks; appropriate sidewalk widths, landscaped medians and parkways; street trees,
planters, and wells: street lighting; street furniture; way finding: enhanced paving; public art; and
other features that contribute to the desired character for National City, where appropriate.
• Policy LU-11.2: Identify gateways at major entrances to the City using such features as buildings,
street trees, welcome signs, decorative lighting, archways, and other design techniques to
announce the gateway.
• Policy LU-11.4: Recognize, maintain, and enhance the character and identity of residential
neighborhoods and business districts.
• Policy LU-11.7: Encourage residential and businesses to clean and maintain their properties and
public spaces to further a sense of ownership and community pride.
• Policy LU-11,8: Require the sensitive placement, screening, and/or treatment of utility meters,
boxes, valves, vaults, switches, plumbing, wiring, fences, etc. to eliminate or minimize the
aesthetic impact to the neighborhood.
Policy LU-11.9: Encourage the improvement of existing signage to help promote a more attractive
street scene in business districts.
The Plan states these policies are important because a positive community image and quality
community design instills a sense of pride and well-being in the community. The aesthetic benefit
attained as a result of the services and improvements provided by the District is detailed below.
Aesthetic Benefit
The aesthetic benefit relates to an improvement in the District's visual appearance as a result of the
District improvements and services. The beautification of property within the District can best be
described as the ability for the property within the District to develop and operate at the property's
highest and best use. Properties within the District receive the following aesthetic benefits as a result
of the District's improvements and services:
• Uniform and up to date streetscape and median and frontage improvements create cohesion
throughout the District from 181" Street to SR 54. This District cohesion enhances the experience
for all stakeholders.
• The improvements and services enhance the community identity of the Mile of Cars area, which
will lead to a stronger and healthier street corridor. The imr ge of the Mile of Cars area is improved
by maintaining the median and frontage improvements.
• The District revitalizes and beautifies the Mile of Cars area. This revitalization encourages new
business development and existing business retention and expansion which overall reduces
vacancies and increases lease rates for property, more specifically, the auto dealerships located
within the District.
The streetscape improvements encourage an increase in activity throughout the District. The Mile
of Cars area becomes more pedestrian -friendly, thus improving activity for residents and
businesses alike.
• Upgraded median and frontage amenities provided by the District enhance the appearance,
desirability, and experience of the properties directly fronting the improvements provided
throughout the District.
The streetscape improvements add aesthetic value to property adjacent to the improvements, but the
improvements also make the property appear more stable and prosperous. The aesthetic benefit
received by properties within the District assists each property in developing and operating at its
highest and best use.
City of National City — Landscape Maintenance District No. 1 (Mile of Cars) 5-2
Prepared by NBS — Fiscal Year 2014/15
Separation of General Benefit
Section 4 of Article XIIID of the California Constitution provides mat once a local agency which
proposes to impose assessments on property has identified those parcels that will have special
benefits conferred upon them and upon which an assessment will be imposed, the local agency must
then "separate the general benefits from the special benefits conferred," and only the special benefits
can be included in the amount of the assessments imposed.
General benefit is an overall and similar benefit to the public at large resulting from the improvements
and services to be provided. The District improvements and maintenance services, which are more
fully presented in Section 2 of this Report, will be provided within the District boundaries only. There
will be no improvements or maintenance services provided by the District outside of the District
boundaries.
The District provides aesthetic benefits to the properties within the District. However, it is recognized
that the District also provides a level of benefit to some property and businesses within close proximity
to the District, as well as visitors and individuals passing through the District. Vehicular and pedestrian
traffic from property within and outside of the District, as well as individuals passing through the Mile of
Cars area will be able to enjoy the improvements and maintenance services. Therefore, it is
necessary to quantify the general benefits created as a result of the District improvements and
services.
Quantification of General Benefit
As previously mentioned, general benefit is an overall and similar benefit to the public at large
resulting from the improvements and services which are funded by the assessment revenue. The
District improvements and maintenance services will be provided within the District boundaries only.
There will be no improvements or maintenance services provided by the District outside of the District
boundaries.
General benefits accrue to individuals "walking through" the District and to vehicles "passing through"
the District. Individuals walking through the District are typically people who live in close proximity and
whose origin or destination neither begins with nor ends at a parcel within the District. Any walking that
begins with or ends at a parcel within the District are considered part of the special benefit for those
parcels within the boundaries of the District.
Vehicles passing through the District are those vehicles whose origin or destination neither begins
with nor ends at a parcel within the District. Any vehicle trips that begin with or end at a parcel within
the District are considered part of the special benefit for those parcels within the boundaries of the
District. For the purposes of this analysis, it was determined that the general benefit quantification
should be focused on vehicle trips passing through the District because National City Boulevard is a
major thoroughfare which connects and provides access to SR 54.
To quantify and separate the amount of general benefit received by the general population as a result
of the improvements and services provided by the assessment revenue, it has been determined that
general benefits accrue mainly to vehicles "passing through" the District. Meaning, any vehicle using
the City's streets that lie within the boundaries of the District that is coming or going to a parcel within
the District ultimately is not part of the "general public" benefitting from the proposed improvements
and services. Accordingly, the separation of general benefits from special benefits will be measured
by that estimated portion of vehicle trips "passing through" the District.
In order to determine the estimated portion of the vehicle trips "passing through" the District, trip
generation data was collected for each parcel within the boundaries of the District using San Diego
County assigned land use codes and property characteristics. Each land use code was categorized
and located in the ITE Trip Generation Manuals — 2"d Edition. Using the property characteristics and
data gathered from the ITE Trip Generation Manuals, the estimated amount of Average Daily Trips
City of National City — Landscape Maintenance District No. 1 (Mile of Cars) 5-3
Prepared by NBS — Fiscal Year 2014/15
(ADT) was calculated for each parcel within the boundaries of the District. The ADT were then added
together for each parcel residing within the boundaries of the District to arrive at a total amount of
vehicle trips generated by the District which equaled 13,385 ADT.
The total average vehicle trips were then compared io the average vehicle trip generation data
detailed in the City of National City Comprehensive Land Use Update (Transportation and Circulation)
for the streets running through the District which equaled 14,825 ADT. The comparison concluded that
90.29% of all vehicle trips passing through the District were coming or going to a parcel within the
boundaries of the District, hence 90.29% of all vehicle trips passing through the District are
designated as benefiting from the special benefits provided by the District. Consequently, 9.71% of all
vehicle trips passing through the District are general in nature and hence, do not receive any special
benefit from the District.
Therefore, 9.71% of the benefits of the services are considered general benefit. Accordingly, 90.29%
of the benefit from the improvements and services are considered to provide special benefit to the
properties within the District and thus are subject to the assessment.
APPORTIONMENT OF COSTS
In further making the analysis, it is necessary that the property owners receive a special and direct
benefit distinguished from that of the general public. In this case, an in-depth analysis was made and
several factors are being used in the final method and spread of assessment.
All of the improvements are intended to be of direct benefit to properties within the District. These
improvements require significantly more maintenance than normally provided by the City. It is
therefore appropriate that the properties receiving the benefit be assessed for the additional cost.
Lineal frontage was assigned as the assessment variable by the assessment engineer because all of
the special aesthetic benefits received by properties within the District from the improvements and
services provided, using revenues from the annual assessment levy, can be quantified best by
identifying the lineal frontage of the property along National City Boulevard. Lineal frontage is a
tangible property characteristic that clearly ties the aesthetic benefits received by parcels within the
District based upon the amount of frontage of each property, which is where the aesthetic benefit is to
be received and realized.
The improvements and maintenance services being provided to and enjoyed by the parcels within the
District provide an aesthetic benefit not provided to any parcels outside of the District boundaries. The
annual assessment is based upon a parcel's lineal frontage unless otherwise identified by the original
assessment engineer, as previously approved by property owners at the formation of the District.
There are generally two categories of improvements to be maintained by the District — the median
improvements and the frontage improvements. The median improvements benefit all properties within
the District. The improvements to the parkway (referred to herein as Frontage Improvements) benefit
those properties which they abut. The specific method of spreading the assessment is described
beiow:
Median impr6vements
1. The total cost for maintenance of the Median Improvements is apportioned to all parcels in the
District and is based on the frontage of each parcel along National City Boulevard.
2. Parcel 32 (APN 562-220-11) does not have frontage on National City Boulevard, but receives
some benefit from median improvements and maintenance services benefiting properties within
the boundaries of the District. As a result, the original assessment engineer determined that the
City of National City— Landscape Maintenance District No. 1 (Mile of Cars) 5-4
Prepared by NBS — Fiscal Year 2014/15
parcel received a lower level of benefit and therefore assigned 100 frontage feet of benefit to
the parcel.
Frontage Improvements
3. The total cost for maintenance of the Frontage Improvements is apportioned to all parcels in the
District and is based on the frontage of each parcel along National City Boulevard.
4. Parcel 32 (APN 562-220-11) does not have frontage on National City Boulevard. As such,
Parcel 32 receives no benefit from the frontage improvements.
5. The frontage of each parcel is determined from current assessor's maps for the County of San
Diego, State of California. All frontage dimensions have been rounded to the nearest foot.
MAXIMUM ANNUAL ASSESSMENT RATES
The annual assessment to be levied on all properties within the District in any fiscal year shall be
subject to an annual escalation of up to 10% based upon actual and anticipated expenditures.
The annual assessment shall not exceed the maximum assessment, unless the appropriate
Proposition 218 proceedings are conducted by the City to authorize an increase beyond the maximum
assessment amount. The actual annual assessment rate for 2014/15 is $15.15.
Fiscal Year
Percentage
Increase
Maximum
Frontage Rate
Per Frontage
Foot
Maximum
Median Rate
Per Frontage
Foot
Total
Maximum Rate
Per Frontage
Foot (1)
1996/97
N/A
$3.29
$6.43
$9.72
1997198
10%
3.62
7.07
10.69
1998199
10%
3.98
7.78
11.76
1999100
10%
4.38
8.56
12.94
2000/01
10%
4.82
9.41 •
14.23
2001/02
10%
5.30
10.35
15.66
2002/03
10%
5.83
11.39
17.22
2003/04
10%
6.41
12.53
18.95
2004/05
10%
7.05
13.78
20.84
2005/06
10%
7.76
15.16
22.93
2006/07
10%
8.54
16.68
25.22
2007/08
10%
9.39
18.35
27.74
2008/09
10%
10.33
20.18
30.52
2009/10
10%
11.36
22.20
33.57
2010/11
10%
12.50
24.42
36.93
2011/12
10%
13.75
26.86
40.62
2012/13
10%
15.12
29.55
44.68
2013/14
10%
16.64
32.51
49.15
2014/15
10%
18.30
35.76
54.07
(1) Rates are truncated. Allow for minor rounding error.
5.2 Assessment Roll
The proposed Fiscal Year 2014/15 District assessment roll is listed on the following page.
City of National City - Landscape Maintenance District No. 1 (Mile of Cars) 5-5
Prepared by NBS - Fiscal Year 2014115
City of National City
Landscape Maintenance District No. 1 (Mile of Cars)
Assessment Roll
Fiscal Year 2014/15
AFI4 Owner Frontage (Feet) Levy Misc At1,s Total
560-203-03-00 FUENTES FRANK SEPARATE PROPERTY TRUST 08 291 $4,410.68 $0.00 $4,410.88
560-204-02-00 CAPPS DIANE L & BALL 1998 TRUST 140 2,121.98 0.04 2,121.98
56D-204-04-00 BALL JOHN D II 190 2,879.82 0.00 2,879.82
560-210-01-0D HATTON RONNIE & HATTON PAM 125 1,894.62 0.09 1,894.62
560-210-04-00 LTC PROPERTIES L L C 165 2,500.90 0.00 2,500.90
560-210-40-00 CAPPS DIANE L & BALL 1998 TRUST 211 3,198_12 0.00 3,198.12
560-210-41-00 CAPPS DIANE L & BALL 1998 TRUST 50 757.65 (0.01) 757.84
560-210-42-00 LTC PROPERTIES L L C 30 454.71 (0.01) 454.70
550-261-08-00 CAPPS DIANE L & BALL 1998 TRUST 271J 4,092.38 0.00 4,092.38
560-271-07-00 CAPPS DIANE L & BALL 1998 TRUST 75 1,136.77 (0.01) 1,138.76
560-271-09-00 BALL AUTOMOTIVE GROUP 50 757.85 (0.01) 757.84
560-271-14-00 CAPPS DIANE L & BALL 1998 TRUST 95 1,439.91 (0.01) 1,439.90
56D-271-15-00 CAPPS DIANE L & BALL 1998 TRUST 100 1,515.70 0.00 1,515.70
560-330-03-00 S K R B L P 591 8,957.7i (0.01) 8,957.76
560-393-03-00 PNJ PROPERTIES LLC 140 2,121.98 0.00 2,121.96
560-393-04-00 FALK PROPERTIES N C L L C 4.80 7,275.35 (0.01) 7,275.34
562-021-01-00 POLAKOFFGARY & DIANE 2401 TRUST 100 1,515.70 0.00 1,615.70
562-021-07-00 DIAZ LUIS J & MARIA G 2004 FAMILY TRUST 160 2,425.12 0.00 2,425.12
562-031-13-00 BALL OHN II 110 1,667.27 (0.61) 1,667.26
582-031-14-DO BALL JOHN II 160 2,425.12 0.00 2,425.12
562-090-06-00 WEBSTER GEORGE H SECOND LIVING TRUST 10- 270 4,092.313 0.00 4,092.38
562-100-13-00 BALL JOHN D II 135 2,046.19 (0.01) 2,046.18
562-100-14-00 WEBSTER GEORGE H SECOND LIVING TRUST 10- 136 2,046.19 (0.01) 2,046.18
562-150-13-00 GEN 3 PROPERTIES ONE L L C 209 3,167.81 (0.01) 3,167.80
562-160-07-00 GEN3 PROPERTIES TWO LLC 300 4,547.09 (0.01) 4,547.08
562-18032-00 GEN3 PROPERTIES TWO LLC 82 1,242.87 (0,01) 1,242.86
562-186-33-0D GEN3 PROPERTIES THREE LLC 127 1,924.94 0.00 1,924.94
562-220-11-00 HARRISON RESIDUAL TRUST & VAUGHN FAMILY 100 777.74 0.00 777.74
562-220-13-00 MCCUNE MOTORS 230 3,486.10 9,00 3,486.10
562-220-31-00 MCCUNE MOTORS 155 2,349.33 (D.01) 2,349.32
562-220-32-40 FRANK REAL PROPERTIES II LP 314 4,759.29 (0.01) 4,759.28
582-25137-00 C V VENTURES L L C 202 3,061.71 (0.01) 3,061.70
582-251 38-00 C V VENTURES LLC 187 2,531.21 (0A1) 2,531.20
562-252-15-00 ERM FAMILY TRUST 11-19-91 & ERM RUDOLPH 330 5,001.80 0.00 5,001.80
562-321-07-00 S O C PROPERTIES L L C 182 2,758.57 (0.01) 2,758.56
562321-0B-00 CITY OF NATIONAL CITY COMMUNITY' DEVELOPM 148 2,243.23 (0.01) 2,243.22
562-330-35-00 MOYNAHAN THOMAS W JR & DARLENE D TRS 249 3,774.09 (0.01) 3,774.08
562-330-42-00 MOYNAHAN THOMAS W JR & DARLENE D TRS 76 1,151.93 (0.01) 1,151.92
562-330-43-00 54/NATIONAL SELF STORAGE L L C 40 606.28 0.00 606.28
562-340-09-00 WESTCOTT RODNEY C LIVING TRUST 03-01-11 30D 4,547.09 (0.01) 4,547.08
562-34D-47-00 MOSSY IMPORTS L L C 164 2,485.74 0.00 2,486.74
562-340-48-00 MOSSY IMPORTS L L C 436 6,608.44 0.00 6,606.44
562-340-49-00 ESCONDIDO DEVELOPMENT PROPERTIES L L C 291 4,410.68 0.00 4,410.68
562-340-50-00 PERRY MOTORS/PROPERTIES OF NATIONAL CITY 300 4,547.69 (0.0f) 4,547.08
562-340-89-00 FELICE REAL PROPERTIES I L P 290 4,395.52 0.00 4,395.52
662-340-70-09 FELICE REAL PROPERTIES I L P 300 4,547.09 (0.01) 4,547.06
46 Accounts $136,660.00 ($0.24) $136,6 S.73
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