HomeMy WebLinkAbout7504RESOLUTION NO. 7504
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, APPROVING THE PRELIMINARY ENGINEER'S REPORT
OF WILLDAN FINANCIAL SERVICES FOR THE ARCADIA CITYWIDE
LIGHTING DISTRICT NO. 1
WHEREAS, the City Council of the City of Arcadia (the "City"), in Fiscal Year 2010-
11, pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2 of
Division 15 of the Streets and Highways Code of California, beginning with Section
22500 (hereafter referred to as the "1972 Act"), established and thereafter has levied
annual assessments for the Arcadia Citywide Lighting District No. 1 (hereinafter referred to
as the "District"); and
WHEREAS, the 1972 Act provides for the formation of an assessment district
pursuant to Chapter 2 Article 1 of the 1972 Act, and the levy and collection of
assessments by the County on behalf of the City pursuant to Chapter 4 Article 2 of the
1972 Act; and
WHEREAS, the City Council, by previous resolution, has ordered Willdan
Financial Services as the Engineer of Work (hereinafter referred to as the "Engineer"),
in accordance with the 1972 Act, to prepare and file with the City Clerk an Engineer's
Report ("Report") establishing Fiscal Year 2023-24 assessments for the District; and
WHEREAS, a Report has been prepared and filed with the City Clerk of the City
of Arcadia in accordance with Article 4 of Chapter 1 (Sections 22565 through 22574) of
the 1972 Act, said Report being entitled "City of Arcadia, Arcadia Citywide Lighting
District No. 1, Fiscal Year 2023-24 Engineer's Report"; and
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WHEREAS, the City Clerk has presented to the City Council said Report as
prescribed by Chapter 2, Article 1, Section 22586 of said 1972 Act; and
WHEREAS, the City Council has examined and reviewed the Report as presented
and is preliminarily satisfied with the Report, and with each and all of the budget items
and documents therein, and that the proposed assessments have been spread in
accordance with the special benefits received from the proposed improvements as set
forth in said Report.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
SECTION 1. RECITALS. The preceding recitals are all true and correct.
SECTION 2. REPORT CONTENT. The Report as presented consists of the
following:
2a) Plans and specifications that describe the District and Improvements.
2b) Method of Apportionment that outlines the special benefit conferred on
properties within the District from the improvements; and the calculations used to
establish each parcel's proportional special benefit assessment for the fiscal year
including the establishment of:
i. Annual assessments for the ongoing maintenance, servicing, and
operation of street lighting improvements that provide special
benefits to the properties in the District; and
ii. An Assessment Range Formula that provides for inflationary
adjustments to the annual assessment for the ongoing
K
maintenance, servicing, and operation of street lighting
improvements, thereby establishing the maximum assessment rate
authorized for the fiscal year.
2c) The Budget that outlines the estimated annual expenses to provide and
maintain the improvements, including incidental expenses authorized by the 1972 Act.
2d) An Assessment Diagram that identifies the boundaries of the District, the
designated zones of benefit, and the associated lots, parcels, and properties included
therein.
2e) An Assessment Roll containing the Assessor Parcel Numbers that comprise
the District and the proportional assessments for Fiscal Year 2023-24.
SECTION 3. REPORT APPROVAL. The Report, attached hereto as "Exhibit A",
is hereby approved and ordered to be filed in the Office of the City Clerk as a permanent
record and to remain open to public inspection.
SECTION 4. The City Clerk shall certify to the adoption of this Resolution.
[SIGNATURES ON THE NEXT PAGE]
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Passed, approved, and adopted this 6th day of June, 2023.
Mayor of the Cit of Ar dia
ATTEST:
City Jerk
APPROVED AS TO FORM:
4",
Michael J. Maurer
City Attorney
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) SS:
CITY OF ARCADIA )
I, GENE GLASCO, City Clerk of the City of Arcadia, hereby certifies that the
foregoing Resolution No. 7504 was passed and adopted by the City Council of the City of
Arcadia, signed by the Mayor and attested to by the City Clerk at a regular meeting of said
Council held on the 6th day of June, 2023 and that said Resolution was adopted by the
following vote, to wit:
AYES: Cao, Kwan, Wang, Verlato, and Cheng
NOES: None
ABSENT: None
5
C' Clerk of the City of Arcadia
.ARCADIA
City of Arcadia
ARCADIA CITYWIDE
LIGHTING DISTRICT NO, 'I
2023/2024 ENGINEER'S REPORT
Intent Meeting: June 6, 2023
Public Hearing: June 20, 2023
W'WILLDAN
ENGINEER'S REPORT AFFIDAVIT
Establishment of Annual Assessments for the:
Arcadia Citywide Lighting District No. 1
City of Arcadia,
County of Los Angeles, State of California
This Report describes the Arcadia Citywide Lighting District No. 1 including the improvements,
budgets, parcels and assessments to be levied for fiscal year 2023/2024, as they existed at
the time of the passage of the Resolution of Intention. Reference is hereby made to the Los
Angeles County Assessor's maps for a detailed description of the lines and dimensions of
parcels within the District. The undersigned respectfully submits the enclosed Report as
directed by the City Council.
Dated this
day of , 2023.
Willdan Financial Services
Assessment Engineer
On Behalf of the City of Arcadia
By:
Susana Hernandez
Senior Project Manager
By:
Tyrone Peter
PE # C 81888
TABLE OF CONTENTS
I.
INTRODUCTION..................................................................................................1
II.
PLANS AND SPECIFICATIONS..........................................................................
2
A.
DESCRIPTION OF THE DISTRICT................................................................................
2
B.
DESCRIPTION OF IMPROVEMENT AND SERVICES ..................................................
2
III.
METHOD OF APPORTIONMENT........................................................................
5
A.
BENEFIT ANALYSIS.....................................................................................................
5
B.
ASSESSMENT METHODOLOGY.................................................................................. 8
C.
ASSESSMENT RANGE FORMULA.............................................................................17
IV.
DISTRICT BUDGET...........................................................................................18
A.
BUDGET.......................................................................................................................18
B.
PARCEL ASSESSMENT CALCULATION....................................................................21
V.
DISTRICT DIAGRAM.........................................................................................22
VI.
ASSESSMENT ROLL........................................................................................24
- W I LLDAN
INTRODUCTION
The Arcadia Citywide Lighting District No. 1 (hereafter referred to as the "District") was formed in
2010 for the purpose of funding in part, the ongoing operation, maintenance and servicing of
public lighting improvements within the City of Arcadia (hereafter referred to as the "City") based
on the proportional special benefits to properties within the City.
The District was formed to levy and collect annual assessments on the County tax rolls to fund
such improvements and appurtenant facilities authorized pursuant to the Landscape and Lighting
Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code commencing with
§22500 (hereafter referred to as the 1972 Act"). In conjunction with the authority of the 1972 Act,
the assessments are calculated in compliance with the substantive and procedural requirements
of the California State Constitution Article XWD (hereafter referred to as the "California
Constitution").
As part of the District formation, the City conducted a property owner protest ballot proceeding for
the new special benefit assessments in accordance with the provisions of Government Code,
Section 53753, and the California Constitution. In conjunction with this ballot proceeding, the City
Council conducted a public hearing on July 20, 2010 to consider public testimonies, comments
and written protests regarding the formation of the District and levy of assessments. Upon
conclusion of the July 20, 2010 public hearing, property owner protest ballots received were
opened and tabulated. No majority protest existed.
On August 3, 2010, the City Council, by Resolution No. 6737, adopted the Engineer's Report for
the formation of the District, including the assessment diagram; ordered the formation of the
District; approved the levy and collection of the assessments commencing in fiscal year
2010/2011, approved the assessment range formula as described in the formation Report; and
ordered the improvements and services to be made.
This Engineer's Report (hereafter referred to as "Report") was prepared in connection with the
establishment of the District and the levy and collection of annual special benefit assessments
related thereto commencing in fiscal year 2010/2011, pursuant to Chapter 1, Article 4 beginning
with §22565 of the 1972 Act and the provisions of the California Constitution. Said District shall
include all lots and parcels of land within the City at the time this Report was prepared, the
boundaries of which are coterminous with the City boundaries.
The word "parcel," for the purposes of this Report, refers to an individual property assigned its
own Assessor's Parcel Number (APN) by the Los Angeles County Assessor's Office. The Los
Angeles County Auditor/Controller uses Assessor's Parcel Numbers and specific Fund Numbers
to identify properties to be assessed on the tax roll for the special benefit assessments.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 1 of 25
WILLDAN
II. PLANS AND SPECIFICATIONS
A. DESCRIPTION OF THE DISTRICT
The territory within the District consists of all lots, parcels of land and subdivisions within the
City, the boundaries of which are coterminous with the City's boundaries and the metes and
bounds that define the City boundaries are incorporated herein as the metes and bounds of
this District. An Assessment Diagram incorporated herein under Part IV of this Report, outlines
the boundaries of the District and the Zones therein. This diagram incorporates all lots, parcels
and subdivisions of land within the District and Zones as they existed at the time this Report
was prepared. The District generally includes all or a portion of the parcels identified on the
following Los Angeles County Assessor's Parcel Map Books:
5378;5379;5382;5383;5385;5764;5765;5766;5769;5770;5771;
5772;5773;5775;5776;5777;5778;5779;5780;5781;5782;5783;
5784;5785;5787;5788;5789;5790;5791;8501;8503;8509;8510;
8511;8532;8538;8541;8545;8571;8572;8573;8586;8587
Within the boundaries of the District, two (2) Zones — Zone 01 and Zone 02 — have been
established to identify parcels and areas within the District for reasons of separating general
benefits from special benefits, and differentiating between special benefits and maintenance
costs associated with street lighting along arterial streets versus non -arterial streets. It has
been determined that the parcels within these Zones receive differing degrees of special
benefits from the improvements and services to be provided by the District.
Zone 01 and Zone 02 were established to incorporate properties that receive direct and
particular special benefits from streetlight improvements and services along arterial streets
versus street lighting improvements and services that are along non -arterial streets. The two
Zones within the District and the improvements and benefits associated with the properties
therein are described in more detail in Part III (Method of Apportionment) of this Report.
B. DESCRIPTION OF IMPROVEMENT AND SERVICES
Improvements and Services Authorized by the 1972 Act
As generally defined by the 1972 Act and applicable to this District, the improvements and
services and associated assessments may include but are not limited to some or all of the
following:
The installation or construction of public lighting facilities;
The installation or construction of any facilities which are appurtenant to any of the foregoing
or which are necessary or convenient for the maintenance or servicing thereof, including, but
not limited to, grading, clearing, removal of debris, the installation or construction of curbs,
gutters, walls, sidewalks, paving, or electrical facilities;
The acquisition of any existing improvement otherwise authorized pursuant to the 1972 Act;
The maintenance or servicing, of any of the foregoing including the furnishing of services and
materials for the ordinary and usual maintenance, operation, and servicing of any
improvement including but not limited to:
Repair, removal, or replacement of all or any part of any improvements;
2023/2024 Arcadia Citywide Lighting District No. 1 Page 2 of 25
WILLDAN
The cleaning, sandblasting, and painting of improvements to remove or cover graffiti;
Electric current or other illuminating agent for any public lighting facilities;
The collection and accumulation of funds as reserves for the purpose of ensuing appropriate
cash flow for operational activities and long-term maintenance expenses.
Incidental expenses associated with the improvements including, but not limited to:
o The cost of preparation of this report, including plans, specifications, estimates, diagram,
and assessment;
o The costs of printing, advertising, and the publishing, posting and mailing of notices;
o Compensation payable to the County for collection of assessments;
o Compensation of any engineer or attorney employed to render services;
o Any expenses incidental to the issuance of bonds or notes;
o Costs associated with the proceedings held for the approval of a new or increased
assessment.
Any other expenses incidental to the construction, installation. or maintenance and servicing
of the improvements.
District Facilities and Improvements
A detailed map and description of the locations and extent of the District's existing street
lighting improvements are on file in the Office of Public Works Services Department, and by
reference these documents are made part of this Report. The following table provides a
summary of the streetlight inventory within the City at the time this Report was prepared:
Table 1
City of Arcadia Streetlight Inventory
District -wide Streetlights (Arterial Streets)
District -wide Streetlights (Local Streets)
(') The new streetlight, noted in FY 2022/2023 Engineer's Report, to be installed at the end of St Joseph Street, near a new commercial
building located at 288 N Santa Anita Avenue, has been installed and included in the count. In addition, a streetlight has been installed
on a wood pole in the easterly alley off 1s' Avenue, north of Huntington Drive.
Note: There is a pending project for four (4) additional streetlights to be installed on wood poles in the easterly alley off 11' Avenue,
north of Santa Clara Street. These streetlights will not reflect in the count until installed.
Approximately sixty-three percent (63%) of the streetlights within the District are owned and
maintained by Southern California Edison Company. The remaining thirty-seven percent
(37%) of the streetlight facilities are owned by the City and are maintained by the City.
The maintenance and servicing of the Southern California Edison Company-owned
streetlights is furnished by the Southern California Edison Company or by its successors or
assignees. The rates charged by Edison include an Electric Delivery rate which contains the
cost of moving energy from the grid to one's home or business and maintenance cost of the
electric lines. SCE also charges Arcadia residents a CCA Cost Responsibility Surcharge
which includes PCIA (the rate to recover costs of power purchased before residents joined
2023/2024 Arcadia Citywide Lighting District No. 1 Page 3 of 25
WILLDAN
Clean Power Alliance), a Department of Water Resources Bond Charge to cover the cost of
buying power for customers during the energy crisis, and a Competition Transition Charge
(non -by -passable charge applicable to all existing and future SCE Bundled Service
Customers, all Direct Access Customers, and all Departing Load Customers for recovery of
SCE's transition costs).
The Energy for City -Owned streetlights is procured through the Clean Power Alliance and the
rate charged to the City is not regulated and authorized by the CPUC. Clean Power rates are
set by the Board of Directors.
While the annual cost of providing the Southern California Edison Company-owned
streetlights versus the City -owned streetlights may vary slightly, the difference in annual cost
per light is considered negligible and has no bearing on the benefits.
The maintenance, operation and servicing of the District lighting improvements generally
includes the furnishing of labor, materials, equipment and electricity for the ordinary and usual
maintenance, operation, and servicing of streetlights within the public right-of-ways and
easements dedicated to the City. These activities include but are not limited to:
Regular maintenance and servicing the streetlight systems including, cleaning, sandblasting,
repainting of poles and equipment to remove or cover graffiti and as needed prevent corrosion;
repair or replacement of lighting standards, bulbs and fixtures; and furnishing of electric
current or other illuminating agent.
Periodic repair and rehabilitation of the street lighting system including replacement of old
equipment with new or reconditioned equipment; and repair, removal or replacement of
related equipment as required including but not limited to lighting fixtures, poles, meters,
conduits, electrical cable and relocation of streetlight facilities as necessary including the
purchase and installation of related equipment and facilities.
Specifically not included in the District budget and the proportional special benefit
assessments is the installation and construction of new streetlights and/or conversion of
existing streetlights to decorative streetlights. Such projects and expenditures would be
considered Capital Improvement Projects that are beyond the purpose of the assessments for
this District. If such projects are needed or desired, the cost of such would require funding
from other sources including but not limited to an additional special assessment on the
affected properties and/or funds contributed by the City.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 4 of 25
WILLDAN
METHOD OF APPORTIONMENT
Based on the provisions of the 1972 Act and the California Constitution, this section of the
Report summarizes an analysis of the general and special benefits provided by the City's
existing street lighting improvements and services to be provided by the District; the resulting
District structure (zones of benefit); the formulas used to calculate each parcel's proportional
special benefit and assessment obligation, including multiplier factor, based on the entirety of
the cost of providing the improvements (method of assessment); and the establishment of an
inflationary formula for such assessments to address anticipated cost increases due to
inflation (assessment range formula).
BENEFIT ANALYSIS
The 1972 Act permits the establishment of assessment districts by agencies for the purpose
of providing certain public improvements, which include but are not limited to the construction,
maintenance, operation, and servicing of public street lighting improvements and appurtenant
facilities.
The 1972 Act further requires that the cost of these improvements be levied according to
benefit rather than assessed value:
"The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among
all assessable lots or parcels in proportion to the estimated benefits to be received by
each such lot or parcel from the improvements."
In conjunction with the provisions of the 1972 Act, the California Constitution Article XIIID
addresses several key criteria for the levy of assessments, notably:
Article XIIID Section 2d defines District as:
"District means an area determined by an agency to contain all parcels which will
receive a special benefit from a proposed public improvement or property -related
service",-
Article
ervice",
Article XIIID Section 2i defines Special Benefit as:
"Special benefit" means a particular and distinct benefit over and above general
benefits conferred on real property located in the district or to the public at large.
General enhancement of property value does not constitute "special benefit."
Article XIIID Section 4a defines proportional special benefit assessments as:
"An agency which proposes to levy an assessment shall identify all parcels which will
have a special benefit conferred upon them and upon which an assessment will be
imposed. The proportionate special benefit derived by each identified parcel shall be
determined in relationship to the entirety of the capital cost of a public improvement,
the maintenance and operation expenses of a public improvement, or the cost of the
property related service being provided. No assessment shall be imposed on any
parcel which exceeds the reasonable cost of the proportional special benefit conferred
on that parcel."
2023/2024 Arcadia Citywide Lighting District No. 1 Page 5 of 25
YY WILLDAN
The method of apportionment (method of assessment) established herein is based on the
premise that each assessed property receives special benefits from street lighting
improvements and services that are funded by such assessments, and the assessment
obligation for each parcel reflects that parcel's proportional special benefits as compared to
other properties that receive special benefits as outlined in the preceding definitions
established in the 1972 Act and the California Constitution.
To identify and determine the proportional special benefit to each parcel within the District, it
is necessary to consider the entire scope of the improvements provided as well as the
properties that benefit from those improvements. The District's improvements and the
associated costs described in this Report, have been carefully reviewed and have been
identified and allocated based on a benefit rationale and calculations that proportionally
allocate the net cost of only those improvements determined to be of special benefit to
properties within the District.
Zones of Benefit
In an effort to ensure an appropriate allocation of the estimated annual cost to provide the
District improvements based on proportional special benefits, this District will be established
with benefit zones ("Zones") as authorized pursuant to Chapter 1 Article 4, Section 22574 of
the 1972 Act:
"The diagram and assessment may classify various areas within an assessment
district into different zones where, by reason of variations in the nature, location, and
extent of the improvements, the various areas will receive differing degrees of benefit
from the improvements. A zone shall consist of all territory which will receive
substantially the same degree of benefit from the improvements."
While the California Constitution requires that "The proportionate special benefit derived by
each identified parcel shall be determined in relationship to the entirety of the capital cost of
a public improvement or the maintenance and operation expenses of a public
improvement..."; it is reasonable to conclude that street lighting on arterial streets has been
installed primarily for the purpose of nighttime traffic illumination and circulation, and will
benefit both the community as a whole and the public at large. On the other -hand, local street
lighting improvements are not required in all areas of the City, which is evident in the absence of
street lighting within certain neighborhoods. Therefore, street lighting along non -arterial streets
(local streetlights) provides special benefit to properties fronting these streets and was installed
in connection with the development of such properties. However, these improvements are not
mutually exclusive or typically isolated to a particular parcel but are rather shared and directly
affect entire neighborhoods or groups of parcels. The location and extent of the specific local
streetlight improvements in relationship to those neighborhoods or groups of parcels
immediately adjacent or in close proximity to those improvements must be considered.
Therefore, as part of this analysis, the District includes two distinct Zones. Zone 1 includes all
parcels that specially benefit from the maintenance of street lighting along arterial streets, and
Zone 2 includes remaining parcels within the City that specially benefit from maintenance of
street lighting along non -arterial streets (local streetlights). The creation of these two zones
requires the apportionment of the total maintenance budget between these two zones, which
necessitates the need to separately analyze each zone's maintenance costs to determine the
portion of each zone's budget (identified in Part III) that is considered to be general benefit
versus special benefit.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 6 of 25
WILLDAN
While the extent and location of local street lighting improvements in the City has typically
resulted from property development or the specific needs of nearby properties, arterial streetlight
improvements were installed first and foremost to improve the overall safety of the community
and traffic circulation, and are more of an indirect result of property development. Therefore, a
significant portion of the maintenance costs in Zone 1 is considered general benefit and will not
be assessed against parcels within the District.
Based on a report completed by Meyer, Mohaddes Associates, in March 2006, regarding the
City's Transportation Impact Fee Program, it is estimated that the number of vehicular trips
generated by properties within the City account for approximately 57% of the total daily trips on
the City's arterial streets, with 43% being pass-through trips from outside the City. Utilizing this
information as part of the analysis for separating general benefits from special benefits, it is
reasonable to conclude that 43% of the streetlight improvements and associated costs of the
City's arterial streetlights can be identified as general benefit to the public at large. Likewise, it is
reasonable to apply this same 43% trip rationale to the vehicular trips generated by properties
within the City (57% of the total trips) to establish the general benefits associated with trips
generated within the City that are conferred on real property located in the District (43% x 57%
= 24.5%). Collectively this would suggest that approximately sixty-eight percent 67.5% (43% +
24.5% = 67.5%) of the maintenance costs in Zone 1 are for general traffic related improvements
along the City's arterial streets, which together improve the overall safety of the community at -
large, and the properties therein and; therefore, are considered to be a general benefit and will
not be assessed.
In reviewing the location and extent of the City's street lighting improvements and the relationship
these improvements have to properties within the District, it has been determined that local
streetlights (streetlights that are not located on arterial streets) were installed in connection with
the development of nearby properties. As such, these local lighting improvements have a direct
and particular relationship to, and provide special benefit to, the properties located in close
proximity to those street lighting improvements and on those streets. The special benefit affects
these properties in a way that is particular and distinct from its effect on other parcels and that
real property in general and the public at large do not share. Furthermore, certain areas of the
City do not have local street lighting, which provides further confirmation that local street lighting
specially benefits properties in close proximity to such local street lighting. Therefore, since
certain areas of the City forgo the need of local street lighting, the maintenance costs associated
with local street lighting is not considered to be a general benefit.
The District Budget, incorporated herein under Part III of this Report, provides a summary of
the total estimated cost of providing the streetlight improvements and the allocation of those
costs as general benefit versus special benefit for each Zone of the District. Details regarding
the location and extent of the street lighting improvements within the District and the Zones
therein are on file in the Office of Public Works Services Department and by reference these
documents are made part of this Report. A diagram showing the exterior boundaries of the
District and the two Zones therein is attached and incorporated herein under Part IV (District
Diagram) of this Report.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 7 of 25
1NWILLDAN
ASSESSMENT METHODOLOGY
In order to calculate and identify the proportional special benefit received by each parcel and
their proportionate share of the improvement costs it is necessary to consider not only the
improvements and services to be provided, but the relationship each parcel has to those
improvements as compared to other parcels in the District.
Article XIIID Section 4a reads in part:
"... The proportionate special benefit derived by each identified parcel shall be
determined in relationship to the entirety of the capital cost of a public improvement
or the maintenance and operation expenses of a public improvement or for the cost
of the property related service being provided. No assessment shall be imposed on
any parcel which exceeds the reasonable cost of the proportional special benefit
conferred on that parcel. "
Street lighting, like most public improvements, provides varying degrees of benefit (whether they
be general or special) based largely on the extent of such improvements, the location of the
improvements in relationship to the properties, the specific use and size of each property, and
the reason or need for such improvements as it relates to individual properties. In this District
these issues are each considered in determining the proportional special benefit to each parcel
by the use of benefit zones, the separation of general benefit and special benefit, and County
land use designations. The specific use and size of each property is accounted for to reflect each
parcel's need for such improvements and its reasonable cost of the proportional special benefit
as compared to other properties that benefit from those improvements. Therefore, an equivalent
benefit unit methodology is utilized to assess properties accordingly.
Equivalent Benefit Units
In addition to the use of Zones, the method of apportionment established for this District to
reflect the proportional special benefit of each parcel utilizes a weighted methodology of
apportionment typically referred to as an Equivalent Benefit Unit (EBU) methodology. This
method of apportionment establishes the typical detached single-family home site as the basic
unit of assessment. A single-family residential unit is assigned one (1.0) Equivalent Benefit
Unit (EBU) and other property types (land uses) are proportionately weighted (weighted EBU)
based on a benefit formula that equates each property's specific characteristics and special
benefits to that of the single-family residential unit. This proportional weighting may be based
on several considerations that may include, but are not limited to: the type of development
(land use), development -status (developed versus undeveloped), size of the property
(acreage or units), vehicular trip generation, street frontage, densities or other property related
factors including any development restrictions or limitations; as well as the density of lighting
associated with each property (addressed through the application of a benefit multiplier factor
which is discussed in the next section).
For the improvements and assessments outlined in this Report, it has been determined that
the most appropriate proportional special benefit calculation for each parcel is reasonably
determined by three basic property characteristics:
Land use — Commercial/Industrial Use; Residential Use, Institutional Use, Vacant Land
(Undeveloped Property), Public Property etc.;
2023/2024 Arcadia Citywide Lighting District No. 1 Page 8 of 25
V✓WILLDAN
Property Size — Acreage for non-residential properties; Units for residential properties.
Property size (acreage or units) provides a definable and comparative representation of each
parcel's proportional special benefit not only to similar types of properties but to other
properties as well. The size of a property provides an appropriate and overall reflection of
numerous considerations associated with each parcel's special benefits including vehicular
trip generation, average street frontage and development densities.
Lighting Density —The amount of street lighting within the City is not uniform and varies from
one area to the next, ranging from a standard level of street lighting to no street lighting in
certain neighborhoods of the City. To account for this varying level of street lighting a benefit
multiplier factor is applied, as discussed in the next section of this report entitled "Benefit
Multiplier Factor."
The following outlines the special benefits and equivalent benefit unit calculations to be
applied to each of the various land use classifications identified for this District to establish
each parcel's proportional special benefit compared to other parcels within each respective
Zone of the District:
Single -Family Residential Property — This land use is defined as a fully subdivided
residential home site with a single residential unit developed on the property. The special
benefits that local street lighting provides to such properties include, but are not limited to:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety;
Reduction in property -related crimes (especially vandalism) commonly associated with poorly
lighted areas; and
Improved nighttime ingress and egress to the property.
For purposes of establishing the proportional special benefits and equivalent benefit units for
other land uses in this District, the single-family residential land use is designated as the basic
unit of assessment and shall be assigned 1.000 EBU per parcel (unit).
Multi -Family Residential & Mixed Use Property — This land use is defined as a fully
subdivided residential parcel that has more than one residential unit developed on the parcel.
(This land use includes apartments, duplexes, triplexes, etc., but does not generally include
condominiums, town -homes). This land use designation also includes properties identified by
the County Assessor's Office as mixed use property for which there is more than one
residential unit (known number of residential units) associated with the property and for which
the parcel's primary use is residential, but may also include a commercial component or unit
associated with that property. The special benefits that local street lighting provides to such
properties include, but are not limited to:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety;
Reduction in property -related crimes (especially vandalism) commonly associated with poorly
lighted areas; and
Improved nighttime ingress and egress to the property.
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WILLDAN
Although multi -family residential properties receive similar special benefits to that of single-
family residential property and an appropriate and comparative calculation of proportional
special benefits is reasonably reflected by the parcel's total number of residential units, it
would not be reasonable to conclude that on a per unit basis, the benefits are equal. Studies
have consistently shown that multi -family units impact public infrastructure at reduced levels
compared to a single-family residence, which is reflective of their reduced structure size, trip
generation and need for various public improvements. Furthermore, as the density (number
of units per parcel) increase, the average distance from the streetlight improvements tends to
increase and the number of vehicular trips generated tends to decline because the population
density per unit tends to decrease (largely because of reduced unit sizes). Based on these
considerations, it is reasonable to conclude that the actual number of streetlights per unit is
less than that of a single-family residential property and appropriate weighting of the
proportional special benefit per unit for multi -family residential properties as compared to a
single-family residential is best represented by the following sliding scale: 0.750 EBU per unit
for the first 5 units; plus 0.625 EBU per unit for units 6 through 25; plus 0.500 EBU per unit for
units 26 through 50; plus 0.375 EBU per unit for units 51 through 100; plus 0.250 EBU per
unit for units 101 or above.
Condom inium/Town-home Property — This land use is defined as a fully subdivided
residential condominium or town -home parcel that typically has one residential unit associated
with each Assessor's Parcel Number, but is part of a multi -unit development for which each
condominium or town -home parcel shares or has common interest (common area) with the
other residential parcels in that development. The special benefits that local street lighting
provides to such properties include, but are not limited to:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety;
Reduction in property -related crimes (especially vandalism) commonly associated with poorly
lighted areas; and
Improved nighttime ingress and egress to the property.
The development attributes of condominiums and town -homes tend to be a blend of the
single-family residential and multi -family residential properties. Like multi -family residential
properties, individual condominium and town -home units (individual parcels) within such
developments may not have actual street frontage where the local streetlight improvements
are located, but rather the common area lot which they share has street frontage. (In most
cases, each residential unit fronts a private road or driveway that directly accesses the street
where the local streetlight improvements are located). Because condominium and town -home
properties represent individual residential units that are privately owned, like single-family
residential properties these properties tend to be owner occupied with relatively fewer
vacancies per unit than multi -family residential properties, which in turn represents greater
average trip generation per unit than multi -family residential properties. However, because
this property type usually has a much higher development density (greater number of units
per acre) than single-family residential properties the actual number of streetlights per unit is
clearly less than that of a single-family residential property.
In consideration of the special benefits associated with these properties and the development
characteristics discussed above, it has been determined that an appropriate allocation of
special benefit for condominiums, town -homes and similar residential properties is best
represented by an assignment of 0.750 EBU per unit. (Because these parcels typically
represent a single residential unit or small group of units that are each privately owned, no
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adjustment for multiple units is applied to this land use as it is for multi -family residential
properties).
Developed Commercial/Industrial Property — This land use is defined as a developed
property with structures (buildings) that is used or may be used for commercial purposes,
whether the structures are occupied or not. This land use does not include parcels for which
the primary use of the property is considered residential or Hotels and Motels (transient
residential). This land use classification includes most types of commercial enterprises
including but not limited to commercial retail; food services; banks; shopping centers;
recreational facilities; office buildings and professional buildings, as well as industrial
properties including service centers; warehousing and manufacturing. This land use
classification also includes any parcel that may incorporate a single residential unit, but is also
used in whole or in part for commercial purposes. The special benefits that local street lighting
provides to such properties include:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety;
Reduction in property -related crimes (especially vandalism) commonly associated with poorly
lighted areas;
Improved nighttime ingress and egress to the property;
Increased accessibility and/or hours of operation that result from adequate nighttime lighting
on the streets near or adjacent to the property; and
Greater nighttime visibility of the property and associated business with the property.
The presence of local street lighting or the lack thereof has a direct and distinct impact on
commercial/industrial properties and the businesses associated with those properties.
Utilizing trip generation data outlined by the Institute of Transportation Engineers Informational
Report, Seventh Edition; commercial/industrial properties generate on average approximately
four (4) times the daily vehicular trips per acre generated by a typical single-family residential
property (9.57 trips per single-family residential unit compared to 42.32 trips per acre for
commercial properties). While the actual daily trips generated by a particular
commercial/industrial property may be greater or less than this average, it does provide a
reasonable indicator of the proportionality of the special benefits associated with local street
lighting for such properties. In support of this finding, an analysis of development densities in
the City indicates that on average, single-family and condominium developments yield
approximately 4.06 residential units per acre.
Although the preceding evaluations suggest that the direct proportional special benefits to
commercial/industrial properties are reasonably reflected by an apportionment of 4.000 EBU
per acre, because most commercial/industrial parcels represent a separate and independent
commercial enterprise or business with immediate proximity to local street lighting, it has been
determined that the proportional special benefit for any individual commercial or industrial
parcel is at least equal to that of a single-family residential property. Therefore, a
commercial/industrial parcel that is less than one-quarter of an acre in size shall be assigned
1.000 EBU (minimum EBU). Likewise, it is reasonable to conclude that there is a limit to the
proportional special benefit that any single parcel receives from local streetlights (maximum
EBU). In an analysis of the average street frontage and number of lights per acre for various
land use classifications, it has been determined that commercial/industrial parcels shall not
be assessed for any acreage greater than ten (10.00) acres, which sets the maximum EBU
at 40.000 EBU for this land use classification.
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Developed Hotel/Motel Property —Although Hotel/Motel Properties are certainly viewed as
commercial enterprises, these properties have more significant nighttime use and traffic
generation than other commercial/industrial properties that results from their transient
residential activities. The special benefits that local street lighting provides to such properties
include:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety;
Reduction in property -related crimes (especially vandalism) commonly associated with poorly
lighted areas;
Improved nighttime ingress and egress to the property; _
Increased use of the property that result from adequate nighttime lighting immediately
adjacent to or near the property which is essential to the extended nighttime operation
associated with these properties; and
Greater nighttime visibility of the property that improves potential customer attraction thereby
increasing business activity and use of the property.
The presence of local street lighting or the lack thereof can have a direct and significant impact
on hotel and motel properties because of their heightened nighttime use of the property. To
reflect this increased proportional special benefit resulting from higher nighttime use and need
for local street lighting as compared to other commercial/ industrial properties, the proportional
special benefits and assessments for this land use classification shall be based on 6.000 EBU
per acre. As with commercial/industrial properties, minimum and maximum acreage limits
shall be applied in calculating each parcel's individual assessment. These acreage limits
result in a minimum Equivalent Benefit Unit of 1.500 EBU for parcels less than one-quarter of
an acre and a maximum Equivalent Benefit Unit of 60.000 EBU for parcels greater than ten
acres.
Developed Institutional Property —This land use is defined as developed private properties
used for the purposes of public related services or activities, including but not limited to
Colleges, Private Schools, Places of Worship, Day Care Centers, Fraternal Organizations,
Hospitals, Convalescent or Retirement Homes, or other similar public service or assembly
type properties. The special benefits that local street lighting provides to such properties
include:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety;
Reduction in property -related crimes (especially vandalism) commonly associated with poorly
lighted areas; and
Improved nighttime ingress and egress to the property.
While properties in this land use classification are generally considered non-residential
properties, it has been determined that this land use classification clearly receives less special
benefit from local street lighting than commercial/industrial properties based on several
considerations: they represent businesses/operations that provide public related or
community services (educational, medical care, religious etc.); they are generally non-profit
organizations; and they have significantly less nighttime use and associated trip generation.
Based on the special benefits that local street lighting provides to such properties and in
consideration of their limited nighttime use, the Equivalent Benefit Units applied to these
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properties shall be based on 2.000 EBU per acre with the same minimum and maximum
acreage limits that are applied to other acreage -based properties. These limits result in a
minimum Equivalent Benefit Unit of 0.500 EBU for parcels less than one-quarter of an acre
and a maximum Equivalent Benefit Unit of 20.000 EBU for parcels greater than ten acres.
Developed Public Property — This land use is defined as developed public or government-
owned property used for public related services or activities, including but not limited to city
facilities including parks, community centers, fire and police stations, and city offices; county
or state offices and facilities; federal, state or county court facilities; US postal service facilities;
public schools; public utility facilities or offices; or other similar developed public properties.
The special benefits that local street lighting provides to such properties include:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety;
Reduction in property -related crimes (especially vandalism) commonly associated with poorly
lighted areas; and
Improved nighttime ingress and egress to the property.
While many of these properties have the potential to be converted or utilized as commercial
or other non-residential enterprises, their purpose and function is specifically for public related
services and activities and they generally have no or limited nighttime use and trip generation,
which is similar to Institutional properties. Based on the special benefits that local street
lighting provides to such properties and in consideration of their limited nighttime use, the
Equivalent Benefit Units applied to these properties shall be based on 2.000 EBU per acre
with the same minimum and maximum acreage limits that are applied to other acreage -based
properties. These limits result in a minimum Equivalent Benefit Unit of 0.500 EBU for parcels
less than one-quarter of an acre and a maximum Equivalent Benefit Unit of 20.000 EBU for
parcels greater than ten acres.
The County Tax Collector's Office typically identifies these properties as "Non -Taxable" and
does not generate tax bills for these properties and as a matter of practical application, the
calculated special benefit and proposed assessment obligation for such properties cannot be
collected through the secured tax roll in the same manner as other District assessments.
Therefore, the only other alternative to the City is the option to direct bill these properties;
otherwise, the total assessment amount applied to these properties would not be recovered
and would be lost revenue. In any case, the total amount of maintenance cost allocated to
these properties is directly related to special benefit received by these properties and may not
be reapportioned to any other parcel(s) within the District.
Parking Lot/Limited Use Property — This land use classification is applied to developed
privately -owned properties that the City considers not to be fully developed
commercial/industrial, institutional or residential properties. This land use classification is
typically applied to parcels that are identified as parking lots with limited or no buildings; but
may also identify parcels that have limited or restricted non-residential use where the typical
commercial/industrial or institutional classification is not applicable or appropriate. The special
benefits that local street lighting provides to such properties include:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety
Reduction in property -related crimes (dumping, graffiti, vandalism and loitering) commonly
associated with poorly lighted areas;
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Improved nighttime ingress and egress to the property; and
Potential increased use and trip generation that result from adequate nighttime lighting which
promotes extended hours of operation.
Based on these special benefits and in consideration of use and need for local street lighting,
the Equivalent Benefit Units applied to these properties shall be based on 1.000 EBU per acre
with the same minimum and maximum acreage limits that are applied to other acreage -based
properties. These limits result in a minimum Equivalent Benefit Unit of 0.250 EBU for parcels
less than one-quarter of an acre and a maximum Equivalent Benefit Unit of 10.000 EBU for
parcels greater than ten acres.
Vacant Property — This land use is defined as property that has been identified as
undeveloped, but has reasonable development potential (Few or no development
restrictions). The special benefits that local street lighting provides to such properties include:
Direct and/or ambient lighting of the property and the immediate area (street and sidewalk)
providing improved nighttime visibility and safety; and
Reduction in property -related crimes (dumping, graffiti, vandalism and loitering) commonly
associated with poorly lighted areas.
In an evaluation of the special benefits associated this land use as compared to that of
developed properties it becomes evident that the proportional special benefits associated with
vacant property are clearly less than those associated with developed properties. Although
vacant properties derive special benefits from local street lighting, these special benefits are
limited to the land (lot) itself. Conversely, approximately half of the direct and immediate
special benefits for developed properties are related to the daily use or potential use of that
property (specifically nighttime use). Based on these special benefit considerations and the
direct advantages of local street lighting, the Equivalent Benefit Units applied to these
properties shall be based on 0.500 EBU per acre with the same minimum and maximum
acreage limits that are applied to other acreage -based properties. These limits result in a
minimum Equivalent Benefit Unit of 0.125 EBU for parcels less than one-quarter of an acre
and a maximum Equivalent Benefit Unit of 5.000 EBU for parcels greater than ten acres.
Exempt Property (Parcel) — This land use identifies parcels where, for various reasons, it
has been determined that the parcel does not and will not receive special benefits from street
lighting improvements. This land use classification may include but is not limited to:
Lots or parcels identified as public streets and other roadways;
Dedicated public easements including open space areas, utility rights-of-way, greenbelts,
parkways, or other publicly -owned or utility -owned land that serves the community or general
public and are not considered or classified as developed public properties; and
Parcels of land that are privately owned, but cannot be developed independently from an
adjacent property or is part of a shared interest with other properties, such as common areas,
sliver parcels, bifurcated lots or properties with very restrictive potential or use.
Because these properties either provide a public service that is comparable to street lighting
or they are dependent on another property or development, these types of parcels have no
direct need for street lighting and are considered to receive no special benefits Therefore
these parcel shall be exempt from assessment and are assigned 0.0000 EBU. However, these
properties shall be reviewed annually by the assessment engineer to confirm the parcel's use.
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Special Case Property — In many districts where multiple land use classifications are
involved, there may be one or more properties where the standard land use classifications do
not accurately identify the use and special benefits received from the improvements, or there
may be factors related to that particular parcel that should be noted for review in subsequent
fiscal years. The following are some examples of properties that may be classified as Special
Case properties:
Example 1: A parcel may be identified as a Vacant Property, however only a small
percentage of the parcel's total acreage can actually be developed. In this case, an
appropriate calculation would be based on the net acreage that can be utilized rather than
the gross acreage of the parcel. Therefore the parcel is identified as a Special Case so
that each year the parcel's proportional special benefit and assessment is accurately
addressed utilizing the property's net acreage rather than gross acreage.
Example 2: The use of a particular property and its proportional special benefit is not in
question, but there is some characteristic or issue regarding the property that should be noted
or reviewed in future years.
Example 3: The most common reason for identifying a parcel as a Special Case is usually
related to development. A property may be identified by the County as Vacant land, but the
property is either being developed or has already been developed. Another example would
be a property that would normally be identified as Vacant Land, but is being treated as Exempt
Property because due to current and temporary development restrictions that will likely
change in the future. In this case, this designation serves as a prompt to review the status of
that property each year, and if and when the status of that property changes, the land use
designation can be appropriately changed.
Therefore, the Equivalent Benefit Units assigned to Special Case Properties will vary
depending on the circumstances and reasons for treating each particular property as a Special
Case. The Equivalent Benefit Unit(s) assigned to each such parcel may be based on adjusted
acreage, units or a combination of those factors. The City and/or the assessment engineer
tasked with the administration of the District shall annually review each parcel designated as
a Special Case Property and based on that review shall make appropriate adjustments to that
property's land use and Equivalent Benefit Unit assignment as warranted.
The following is a summary of property types and the Equivalent Benefit Unit assignments
described in the preceding discussion of Equivalent Benefit Units.
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Table 2:
Equivalent Benefit Unit Assignments
Land Use
Single Family Residential Property
1.000
per unit
Benefit Unit Calculations
Multi -Family Residential &Mixed Use
Property
0.750
per unit
(units 1-5)
0.625
per unit
(units 6-25)
0.500
per unit
(units 26-50)
0.375
per unit
(units 51-100)
0.250
per unit
(units greater than 100)
Condominium/Town-home Property
0.750
per unit
Developed Commercial/Industrial Property
4.000
per acre
(minimum 1.000 EBU; maximum 40.000 EBU)
Developed Hotel/Motel Property
6.000
per acre
(minimum 1.500 EBU; maximum 60.000 EBU)
Developed Institutional Property
2.000
per acre
(minimum 0.500 EBU; maximum 20.000 EBU)
Developed Public Property
2.000
per acre
(minimum 0.500 EBU; maximum 20.000 EBU)
Parking Lot/Limited Use Property
1.000
per acre
(minimum 0.250 EBU; maximum 10.000 EBU)
Vacant Property
0.500
per acre
(minimum 0.125 EBU; maximum 5.000 EBU)
Exempt Property
0.000
per parcel
Special Case Property
varied based on circumstances associated with each parcel
Benefit Multiplier Factor
In addition to the initial assignment of EBUs based on a parcel's land use, number of units, and
acreage, a Benefit Multiplier Factor is also employed to account for the varying density levels of
street lighting within the City, which ranges from a standard level of street lighting to no street
lighting in certain neighborhoods of the City. In addition, the use of a Benefit Multiplier Factor
ensures that the differentiation in lighting density is captured as part of the special benefit
findings for each parcel. A Benefit Multiplier Factor shall be applied to each parcel's EBU
assignment to calculate the final net number of EBUs that will be used to determine the
Maximum Assessment Rate per Zone, and each parcel's unique assessment. The following
provides a description of the three different Benefit Multiplier Factors of 1.0, 0.20, and 0.00:
Benefit Multiplier Factor= 1.0
Parcels within the District that receive direct special benefits from local streetlight
improvements that were installed in connection with the development of the parcel or would
otherwise have been required or necessary for the development or future development of
such property to its full and best use; and the overall proximity and spacing of local street
lighting in the area is consistent with the City's typical density and spacing standards. Parcels
with a Benefit Multiplier Factor equal to 1.0 may include, but is not limited to:
Parcels that are within 200 feet of a streetlight.
Parcels that are part of a single-family residential subdivision (tract) in which the average
distances from a streetlight is less than 200 feet;
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Parcels that are part of a residential subdivision other than a single-family residential
subdivision (i.e., condominium projects, apartments or other residential properties) in which
the street frontage for the development (common area lot or actual parcel) is within 200 feet
of a streetlight.
Non-residential properties (parcels or overall developments) that are within 200 feet of a
streetlight on a street that is adjacent to, used, or could be used to access the property. These
properties include both developed and undeveloped properties.
Benefit Multiplier Factor = 0.20
Parcels within the District that receive direct special benefits from local streetlight
improvements that were installed in connection with the development of the parcel or were
installed specifically for the properties in that area, but the overall density of street lighting is
approximately 20% of the standard lighting density, when compared to the lighting density of
parcels with a benefit multiplier factor equal to 1.0. Therefore, the Benefit Multiplier Factor for
these parcels equals 0.20. Parcels with a Benefit Multiplier Factor equal to 0.20 may include,
but is not limited to:
Parcels that are part of a single-family residential subdivision (tract) in which the average
distances from a streetlight is greater than 200 feet, but there are streetlights located along
the street that the parcel fronts or along adjacent streets within the development (possibly
lights on the perimeter of the development). (Note: parcels that are within such subdivisions
that may be directly adjacent to or in closer proximity to a specific streetlight shall be assessed
the same as other parcels in that subdivision);
Parcels that are part of a residential development other than a single-family residential
subdivision (i.e., condominium projects, apartments or similar residential properties) in which
the street frontage for the development (common area lot or actual parcel) is within 400 feet
of a streetlight, but more than the 200 feet established for Zone 01.
Non-residential properties (parcels or overall developments) that are within 400 feet of a
streetlight on a street that is adjacent to, used, or could be used to access the property. These
properties include both developed and undeveloped properties.
Benefit Multiplier Factor = 0.00
Parcels within the District that have limited or no local streetlight improvements within their
immediate proximity shall have a Benefit Multiplier Factor equal to 0.00 applied to their EBU
assignment. Therefore, these properties shall not be assessed and, as part of the notice and
ballot proceedings being conducted in connection with the formation of the District, the ballots
for these properties shall reflect a zero ($0.00) assessment amount.
C. ASSESSMENT RANGE FORMULA
Pursuant to the California Constitution Article XIIID, the imposition of any new or increased
assessment requires certain noticing and meeting requirements. However, Proposition 218
Omnibus Implementation Act states that an assessment is not considered an increased
assessment if the assessment does not exceed an assessment formula adopted by the City
in accordance with Article XIIID of the California Constitution.
As part of the District formation and establishment of annual assessments to fund the ongoing
operation, maintenance and servicing of those improvements within the District, an
2023/2024 Arcadia Citywide Lighting District No. 1 Page 17 of 25
l+ (WILLDAN
Assessment Range Formula was developed. The purpose of establishing an Assessment
Range Formula is to provide for reasonable increases and inflationary adjustment that are
inevitably associated with providing such improvements and activities. The Assessment
Range Formula is defined by the following:
The "Maximum Rates" for this District shall be annually adjusted by an amount not to exceed
three percent (3%) to establish the new Maximum Assessment Rates authorized for the
District each fiscal year. (These new rates may be referred to as Adjusted Maximum
Assessment Rates).
Beginning in the District's second fiscal year (fiscal year 2011/2012) and each fiscal year
thereafter, the Maximum Assessment Rates will be recalculated and new Adjusted Maximum
Assessment Rates will be established for the fiscal year utilizing the Assessment Range
Formula described above. The Adjusted Maximum Assessment Rates shall be calculated
independently of the District's annual budget and proposed assessments. Any proposed
annual assessment (Rate per EBU) less than or equal to the Adjusted Maximum Assessment
Rate for each respective Zone shall not be considered an increased assessment.
To impose a new or increased assessment other than the annual inflationary adjustment
provided by the preceding Assessment Range Formula, the City must comply with the
provisions of the California Constitution Article XIIID Section 4c, that requires a public hearing
and certain protest procedures including mailed notice of the public hearing and property
owner protest balloting. Property owners, through the balloting process, must approve such a
new or increased assessment before that new or increased assessment may be imposed.
IV. DISTRICT BUDGET
A. BUDGET
The City's streetlight maintenance budget identifies an estimate of anticipated annual
expenses associated with the ongoing operation, maintenance and servicing of streetlight
improvements that includes, but is not limited to maintenance of streetlights and related
facilities, energy costs and incidental expenses. The City provided the estimated total annual
cost of streetlight maintenance for fiscal year 2023/2024, an inventory of arterial streetlights,
and the maintenance costs attributable to arterial streetlights. Table 3 provides the City's
streetlight maintenance budget for fiscal year 2023/2024 and Table 4 provide a detailed
inventory of the arterial streetlights within the City of Arcadia as well as the maintenance cost
associated with these arterial streetlights.
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Table 3
City of Arcadia Streetlight Maintenance Budget
D•
Salaries & wages
-
$311,000
Supplies
21,700
Contract Services
160,000
Electric
764,700
Vehicle Maintenance
20,000
City Liability Insurance
21,800
City Administration Services
117,200
POB Contribution
Total
30,200
..00
Table 4
City of Arcadia Arterial Streetlight Maintenance Budget
Arterial Street
Number of
Edison.
Number of FY
0.
Baldwin
177
107
$65,332
Colorado
20
6
$3,663
Duarte
122
1
$611
Foothill
76
17
$10,380
Huntington
52
237
$144,708
Las Tunas
46
62
$37,856
Live Oak
10
37
$22,592
Lower Azusa Rd
12
0
$0
Michillinda
51
16
$9,769
Peck
14
0
$0
Santa Anita
271
15
$9,159
Second
19
1
$611
Sunset
40
16
$9,769
Campus
Total (1)
5
915
32
547
$19.539
.;.
O)Total may not foot due to rounding.
The budget for the District outlines the overall estimated annual cost to provide the District
improvements per Zone, that portion of the costs that are considered to be general benefit
and special benefit for each Zone, and the additional funding support from the City to establish
the proposed initial maximum assessment rates to be applied to the various parcels within
each Zone.
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The District only partially funds the operation, maintenance and servicing of lighting
improvements throughout the City that provide special benefits to properties within the City.
The Fiscal Year 2023/2024 District budget is $1,446,600, of which $1,221,158 has been
determined to be of special benefit to properties within the District based on the assessment
methodology. However, the District is being established to fund only a portion of this amount
equal to $584,376. As a matter of policy, the City will contribute the remaining $636,782 from
the general fund and other revenue sources. Therefore, the City's contribution will not only
reduce the assessments against the District's affected parcels, but it will further ensure that
property owners are not assessed for more than their proportional special benefit.
Table 5
City of Arcadia Citywide Lighting District No. 1
Fiscal Year 2023/2024 Budget
0)Administration includes City Administration Services and POB Contribution. POB Contribution Fee new in Fiscal Year 2022/2023
(z) The general benefit contribution applies to Arterial Streetlights only.
(3) Totals may not foot due to rounding.
(4) The District's Maximum Rates have an annual adjustment not to exceed three percent (3%). Maximum Rates were
increased by 3% from the prior fiscal year. The Applied Rates are less than the Maximum Rates. Reference Section III C: Assessment
Range Formula.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 20 of 25
1
Zone 2
Total BudgetZone
Lights
Arterial Lights
$333,989
$333,989
$0
Local Streetliqht Improvements
$965,211
$0
$965,211
Annual Maintenance Budget
$1,299,200
$333,989
$965,211
Administration (f)
$147,400
$37,893
$109,507
Total Expense (see table above for breakdown)
$1,446,600
$371,881
$1,074,719
City Contribution for General Benefit 67.5% of Primary) (2)
($225,442)
($225,442)
$0
Annual Maintenance Budget Less General Benefit (3)
$1,221,158
$146,439
$1,074,719
City Contribution for Special Benefit Reduction (3)
($636,782)
($47,734)
($589,047)
BALANCE TO LEVY (3)
$584,376
$98,705
$485,671
Total Parcels
15,144
2,623
12,521
Parcels Levied
15,141
2,622
12,519
Total EBU Levied
16,693.73
4,291.50
12,402.23
Maximum Rates (4)
$24.55
$41.75
Applied Rates (4)
$23.00
$39.16
0)Administration includes City Administration Services and POB Contribution. POB Contribution Fee new in Fiscal Year 2022/2023
(z) The general benefit contribution applies to Arterial Streetlights only.
(3) Totals may not foot due to rounding.
(4) The District's Maximum Rates have an annual adjustment not to exceed three percent (3%). Maximum Rates were
increased by 3% from the prior fiscal year. The Applied Rates are less than the Maximum Rates. Reference Section III C: Assessment
Range Formula.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 20 of 25
i.' WILLDAN
B. PARCEL ASSESSMENT CALCULATION
Pursuant to the provisions of the California Constitution, the proportionate special benefit
derived by each parcel within the District and its corresponding assessment obligation shall
be determined in relationship to the entirety of the capital cost of a public improvement or the
maintenance and operation expenses of a public improvement.
The following formulas are used to calculate each parcel's Levy Amount (proportional
assessment obligation):
Step 1: Based collectively on the preceding discussion and findings, the estimated annual
cost to provide the various District improvements have been allocated to each Zone and
separated between general benefit and special benefit. Those improvement costs determined
to be of general benefit shall not be assessed to properties within each Zone of the District
and these costs are deducted from the total budget to establish the improvement costs
determined to be of special benefit.
Total Zone Budget — General Benefit Costs = Total Zone Special Benefit Costs
Step 2: The Total Zone Budget minus any additional contributions from the City or other
revenue sources establishes the "Balance to Levy" for that Zone. This Balance to Levy amount
is the proportionately allocated to each parcel within the Zone based on their calculated EBU.
Total Zone Budget —Additional City Contribution = Balance to Levy (Zone)
Step 3: Each parcel's proportional special benefit is calculated based on the Equivalent
Benefit Unit rationale previously discussed:
Parcel's Land Use Benefit x (Acreage or Units) x Benefit Multiplier Factor = Parcel's EBU
Step 4: The total number of Equivalent Benefit Units for the District and each Zone therein
is determined by the sum of all individual EBU(s) applied to parcels that receive a special
benefit from the improvements. An assessment amount per EBU (Assessment Rate) for each
Zone is established by taking the Balance to Levy in that Zone, and dividing that amount by
the total number of EBU(s) for that Zone.
Balance to Levy/ Total EBU = Maximum Assessment Rate per EBU (per Zone)
Step 5: This Assessment Rate is then applied back to each parcel's individual EBU to
determine the parcel's proportionate benefit and assessment obligation.
Maximum Assessment Rate per EBU x Parcel's EBU = Parcel's Assessment
2023/2024 Arcadia Citywide Lighting District No. 1 Page 21 of 25
1MWILLDAN
V. DISTRICT DIAGRAM
The parcels within the District consist of the lots, parcels and subdivisions of land within the City.
The District Diagram identifies the boundaries of the District and the Zones therein, and is based
on the Los Angeles County Assessor's Maps, the Los Angeles County Assessor's secured roll
information and the street lighting improvements that existed at the time this Report was prepared.
The combination of this Diagram and the Assessment Roll outlined in Part IV of this Report;
collectively constitute the District's Assessment Diagram.
A copy of the District Diagram is provided on the following page. A full-size copy of this diagram
is on file in the Office of Public Works Services Department, and by reference this diagram is
made part of this Report.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 22 of 25
W I LLDAN
ASSESSMENT DIAGRAM
CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
Arcadia Citywide Lighting District No. 1
Q 4�O
Legend
AMMIS
Ale.do City B. -dry
Zone 1-Anedal Pmcels
Zone 2 - N—Arled.1 Parcels
2023/2024 Arcadia Citywide Lighting District No. 1 Page 23 of 25
W I LLDAN
A. ASSESSMENT F
Parcel identification for each lot or parcel within the District is based on the District Diagram
presented herein and available parcel maps and property data from the Los Angeles County
Assessor's Office at the time this Report was prepared. A summary of the parcels to be assessed
within this District along with the associated assessment amounts are provided herein. The actual
assessment roll listing each of the parcels to be assessed within this District along with their
respective assessment amounts have been provided to the City Clerk under a separate cover
due to the voluminous number of properties to be assessed.
If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid
parcel number for the fiscal year, a corrected parcel number and/or new parcel numbers will be
identified and resubmitted to the County Auditor/Controller. The assessment amount to be levied
and collected for the resubmitted parcel or parcels shall be based on the method of apportionment
and assessment rates described in this Report as approved by the City Council rather than a
proportionate share of the original assessment.
The following is a summary of the land use classifications (parcels) and assessment amounts for
the District and each Zone within the District as established by the assessment rates and method
of apportionment previously described.
District -wide
LAND USE
PARCELS
LEVIED
EBUs ASSESSMENT
0)
COM
716
1,695.74
$47,337
CONDO
4,068
3,031.80
101,951
HOT
10
88.92
2,575
INS
58
136.00
3,934
MFR
854
3,563.75
117,661
MIX
9
18.38
447
PKG
118
57.11
1,644
PUB (')
13
13.76
494
SFR
9,253
8,068.20
307,677
SPC
4
3.46
82
VAC
GRAND.
381
16.621
572
(') Includes SBE charges $364.86.
(2) Totals may not foot due to rounding.
Note: Variance in FY 2023/2024 Assessment amount due to rounding to nearest penny.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 24 of 25
W I LLDAN
Zone 1
USE
-.-
LEVIEDLAND
EBUs ASSESSMENT
.
(1)
COM
402
1,179.971
$27,139
CONDO
1,384
1,038.00 1
23,874
HOT
5
56.141
1,291
INS
34
86.15
1,981
MFR
188
1,354.98
31,165
MIX
8
16.88
388
PARKING
61
36.64
843
PUB (1)
2
2.74
63
SFR
519
511.80
11,771
SPC
31
3.31
76
VAC
-• ■ TOTALi
161
4.90
113
(1) Includes SBE charges $41.40.
(2) Totals may not foot due to rounding.
Note: Variance in FY 2023/2024 Assessment amount due to rounding to nearest penny.
Zone 2
(1) Includes SBE charges $323.46.
(2) Totals may not foot due to rounding.
Note: Variance in FY 2023/2024 Assessment amount due to rounding to nearest penny.
2023/2024 Arcadia Citywide Lighting District No. 1 Page 25 of 25
USE
-.-
LEVIED
EBUs ASSESSMENT
.LAND
(1)
COM
314
515.77
$20197
CONDO
2,684
1,993.80
78,077
HOT
5
32.78
1,284
INS
24
49.85
1,952
MFR
666
2,208.78
86,496
MIX
1
1.50
59
PARKING
57
20.47
802
PUB 0)
11
11.01
431
SFR
8,734
7,556.40
295,906
SPC
1 1
0.15
6
VAC
-• ■ TOTAL
221
11.72
-0
459
(1) Includes SBE charges $323.46.
(2) Totals may not foot due to rounding.
Note: Variance in FY 2023/2024 Assessment amount due to rounding to nearest penny.
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