City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council adopt a resolution (1) approving the preliminary
Assessment Engineer’s Report for proceedings for the proposed assessment
increase within the Higuera Street Landscaping and Lighting Maintenance District for
Fiscal Year 2009/10; (2) declaring its intention to levy and collect assessments; (3)
setting Monday, July 13, 2009 for a Public Hearing thereon, and (4) ordering the
initiation of assessment ballot procedures.
BACKGROUND:
On May 11, 2009, the City Council adopted a resolution initiating proceedings for a
proposed increase of assessment within the Higuera Street Landscaping and
Lighting Maintenance District for Fiscal Year 2009/10 and ordered the preparation of
an assessment engineer’s report.
The Higuera Street landscaping and street lighting improvements were installed in
Fiscal Year 1994/1995 at the request of the property owners. The assessment area
was formed and the boundary includes properties on both sides of Higuera Street
between Lindblade and Hayden Avenues. Each of the properties directly or
indirectly benefits from the public improvements maintained by the District.
In Fiscal Year 2003/04 the property owners approved an increase to the assessment
levy to include the maintenance of the parkway area between the sidewalk and
street.
Meeting Date: 05/26/2009 Item Number: A-6
AGENDA ITEM: Adoption of a Resolution (1) Approving the Preliminary
Assessment Engineer’s Report for Proceedings for the Assessment Increase
within the Higuera Street Landscaping and Lighting Maintenance District for
Fiscal Year 2009/10; (2) Declaring its Intention to Levy and Collect Assessments;
(3) Setting Monday, July 13, 2009 for a Public Hearing thereon; and (4) Ordering
the Initiation of Assessment Ballot Procedures
Contact Person/Dept.: Mate Gaspar/PW Phone Number: (310) 253-5602
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [] Attachments: [X]
Public Notification: Master E-Mail Notification List (05/20/09); All Property Owners
within the Higuera Street Landscaping and Lighting Maintenance District on (05/01/09).
Department Approval:
Charles D. Herbertson (05/15/09)
City Attorney Approval:
Carol Schwab (by H. Baker) (05/19/09)
Chief Financial Officer Approval:
Jeff Muir (by N. Kimball) (05/20/09)
City Manager Approval:
Jerry B. Fulwood (05/20/09) City of Culver City, California
City Council Agenda Item Report
In Fiscal Year 2007/08, a proposed increase to the assessment district failed by the
ballot process.
In Fiscal Year 2008/09, a proposed increase to the assessment district failed by the
ballot process.
Since its inception in Fiscal Year 1994/95, the annual assessment levy for
maintenance has not been increased except for the additional assessment levy to
include the maintenance of the parkway area between the sidewalk and street.
DISCUSSION:
Staff believes that the previous efforts to increase the assessment for the District
failed due to the proposed large percentage increase to the annual assessment levy
that was necessary to balance revenues with expenditures. The property owners
within the District will very likely vote down again a single large percentage increase
to the annual assessment levy. The proposed method of increase provides for a
more gradual increase over a period of years.
The preliminary engineer’s report is attached. This year, staff is proposing the
assessment district be modified to provide for an automatic annual increase based
on the Consumer Price Index (CPI) in Los Angeles-Riverside-Orange County plus
5%. If approved by the property owners in the District, the annual CPI increase
would be applied with an additional 5% premium each year until the total revenues
generated from the District match the annual expenditures and the fund has a
positive balance. Essentially, the District Fund will borrow from the General Fund
until there is a positive balance to fully fund the maintenance services. At that point,
which is estimated to occur in 2025/26, the 5% premium amount will be discontinued
and only the CPI increase would be applied on an annual basis thereafter. Once a
positive fund balance is achieved, it may be necessary to make a one-time reduction
in the assessment amount to balance the annual revenues and expenditures;
however, as stated above, the annual CPI increase would continue to be applied.
FISCAL ANALYSIS:
It should be the goal of an Assessment District, including the Higuera Street
Landscaping and Lighting Maintenance District, to be 100 percent self-supporting for
all expenditures (thereby eliminating the need for subsidy from other funds, including
the General Fund). Property owners within the District should be charged their fair
share of these costs. If the proposed CPI + 5% annual increase to the assessment City of Culver City, California
City Council Agenda Item Report
is not approved by the property owners within the District, then services may be
decreased accordingly to stay within the existing assessment amount, or the City
Council may decide to subsidize the District with General Funds.
ATTACHMENTS:
1. Proposed Resolution2. Preliminary Assessment Engineer’s Report
2. 20-Year Cash Flow
MOTIONS:
That the City Council:
Adopt a resolution (1) approving the preliminary Assessment Engineer’s Report
for proceedings for the proposed assessment increase within the Higuera Street
Landscaping and Lighting Maintenance District for Fiscal Year 2009/10; (2)
declaring its intention to levy and collect assessments; (3) setting Monday, July
13, 2009 for a Public Hearing thereon, and (4) ordering the initiation of
assessment ballot procedures.
5/26/09
Adoption of a Resolution Approving the Preliminary
Assessment Engineer's Report for Proceedings for
the Assessment Increase within Higuera Street
Landscaping and Lighting Maintenance District for
Fiscal Year 2009/10; Declaring its Intention to Levy
and Collect Assessments, and Provide Notice
Setting Monday, July 13, 2009 for a Public Hearing
thereon, and Ordering the Initiation of Assessment
Ballot Procedures
MEETING DATE:
AGENDA ITEM:
ATTACHMENTS
Pages|109| Resolution of Intention
1-4|109| Preliminary Assessment Engineer's Report
5-20|109| 20-year Cash Flow
21-22,
RESOLUTION NO. R-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CULVER CITY, CALIFORNIA, APPROVING THE
PRELIMINARY ENGINEER'S REPORT FOR
PROCEEDINGS FOR THE ASSESSMENT INCREASE
FOR HIGUERA STREET LANDSCAPING AND LIGHTING
MAINTENANCE DISTRICT, DECLARING ITS INTENTION
TO LEVY AND COLLECT ASSESSMENTS AND SETTING
A TIME AND PLACE FOR A PUBLIC HEARING
THEREON, AND ORDERING THE INITIATION OF
ASSESSMENT BALLOT PROCEDURES.
WHEREAS, the City Council, of the City of Culver City, pursuant to
Section 15.01.060 of the Culver City Municipal Code ("CCMC"), Article XIIID of the
Constitution of the State of California ("Article XIIID") and the Proposition 218 Omnibus
Implementation Act ("Proposition 218") did by previous Resolution No 2009-R032
initiate proceedings for the assessment increase for Higuera Street Landscaping and
Lighting Maintenance District (the "District") and ordered the preparation of the
Engineer's Report for the levy and collection of annual assessments within the District
(the "Engineer's Report"); and,
WHEREAS, the City Council desires to declare its intention to increase
the assessments for the District arid to provide for the levy and collection of annual
assessments, beginning with Fiscal Year 2009/10, to provide for the costs and
expenses necessary to pay for the maintenance and servicing of the improvements
(rInfirinr1 h=lr-ttAr\ within +ha niQfrirt . and
WHEREAS, the Engineer's Report has been filed with the City Clerk and
submitted to this City Council in accordance with CCMC Section 15.01.060 and
Proposition 218; and,
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WHEREAS, the City Council has carefully examined and reviewed the
Engineer's Report as presented and is preliminarily satisfied with the proposed
assessment increase and each and all of the budget items and documents as set forth
therein, and is satisfied that the levy amounts, on a preliminary basis, have been
spread in accordance with the special benefit received from the improvements,
operation, maintenance and services within the District as set for in the Engineer's
Report.
NOW, THEREFORE, the City Council of the City of Culver City, DOES
HEREBY RESOLVE as follows:
1. That the Engineer's Report as presented, consisting of the
following: a description of improvements, the estimated costs of improvements, a
diagram for the District and the assessment roll containing the Fiscal Year 2009/10 levy
for each Assessor's parcel within the District, is hereby approved on a preliminary basis
and ordered to be filed in the Office of the City Clerk as a permanent record and to
remain open for public inspection.
2. It is the intention of the City Council to order the increase in
assessments and to levy and collect assessments to pay the annual costs and
expenses for the maintenance and servicing of improvements within said District_ The
proposed maintenance to be performed generally consists of: landscaping in the street
median strip and parkways, irrigation for the landscaping, and illumination of 27 more
luminaries than standard. Services provided include all necessary service, operations,
administration and maintenance required to keep the improvements in a healthy,
vigorous and satisfactory condition.
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- 3. The boundaries of the District are generally described as the area
located west of Hayden Avenue, east of Lindblade Street and along Higuera Street,
The District is designated by the name of "Higuera Street Landscaping and Lighting
Maintenance District".
4. The Engineer's Report, as preliminary approved by the City
Council, is on file with the City Clerk and open for public inspection. Reference is made
to the Engineer's Report for a full detailed description of the improvements to be
maintained, the boundaries of the District and the proposed assessments upon
assessable lots and parcels of land within the District.
5. Notice is hereby given that a Public Hearing is scheduled to be held
at Mike Balkman Council Chambers, 9770 Culver Boulevard, Culver City, California on
June 22, 2009 at 7:00pm. All interested persons shall be afforded the opportunity to be
heard. The City Council shall consider all oral statements or written communication
made or filed by any interested person in regards to the proposed District.
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OL A. SCHWA, City Attorney -----|1010101010101010 10
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6. The City Clerk is hereby directed to give notice of the Public
Hearing by causing the resolution of intention, or summary thereof, to be published,
posted and mailed as provided in Section 15.01.050 of the CCMC. Pursuant to Section
4 of Article XIIID, the City is hereby directed to give notice of the Public Hearing and
assessment ballot proceedings together with the assessment ballot materials, to the
record owners of all real property proposed to be assessed.
APPROVED and ADOPTED this day of 2009.
ANDREW WEISSMAN, MAYOR
City of Culver City, California
ATTEST:
MARTIN R. COLE, City Clerk
A09-00184City of Culver City
Higuera Street Landscaping and
Lighting Maintenance District
Preliminary Engineer's Report for
Proposed Assessment Increase
May 2009
Submitted by
Main Office
Regional Office
32605 Temecula Parkway, Suite 100
870 Market Street, Suite 1223
Temecula, CA 92592
San Francisco, CA 94102
800.676.7516
800.434.8349CITY OF CULVER CITY
HIGUERA STREET LANDSCAPING AND LIGHTING MAINTENANCE DISTRICT
9770 Culver Blvd.
Culver City, CA. 90232
Phone - (310) 253-5700
CITY COUNCIL
Andrew Weissman, Mayor
Christopher Arm enta, Vice Mayor
D. Scott Malsin, Council Member
Micheal 0' Leary, Council Member
Gary Silbiger, Vice Mayor
CITY STAFF
Jerry Fulwood, City Manager
Charles D. Herbertson, Public Works Director
Martin Cole, Assistant City Manager/City Clerk
Mate Gaspar, Engineering Services Manager
NBS
Pablo Perez, Client Services Director
Michael Stearns, Assessment Engineer
Tiffany Ellis, Financial Analyst
(9TABLE OF CONTENTS
1. ENGINEER'S LETTER 1-1
2. INCREASE OF ASSESSMENT 2-1
2.1. Reason for the Increased Assessment 2-1
2.2. Process to Increase Assessment 2-1
3. PLANS AND SPECIFICATIONS 3-1
3.1. Description of the Boundaries of the District 3-1
3.2. Description of Improvements and Services 3-1
4. ESTIMATE OF COSTS 4-1
4.1. Fiscal Year 2009/10 District Budget 4-1
4.2. Definitions of Budget Items 4-2
5. METHOD OF ASSESSMENT 5-1
5.1. General 5-1
5.2. Special Benefit 5-1
5.3. General Benefit 5-1
5.4. Method of Assessment Spread 5-2
5.5. Cost of Living Inflation 5-2
6. ASSESSMENT DIAGRAM 6-1
7. ASSESSMENT ROLL 7-11. ENGINEER'S LETTER
WHEREAS, on May 11, 2009, the City Council of the City of Culver City (the "City"), State
of California, under the Culver City Municipal Code (the "CCMC"), adopted a Resolution initiating
Proceedings for a Proposed Increase of Assessments for a benefit assessment district known and
designated as "Higuera Street Landscaping and Lighting Maintenance District", (hereafter referred to
as the "District"); and
WHEREAS,
the Resolution Initiating Proceedings directed NBS to prepare and file a report
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, a diagram showing
the area and properties to be assessed and an estimate of the costs of the maintenance, operations
and servicing the improvements, assessing the net amount upon all assessable lots and/or parcels
within the District in proportion to the special benefit received, in accordance with Section 15.01.055
of the CCMC, Article XIIID of the Constitution of the State of California ("Article XII1D") and
Proposition 218 Omnibus Implementation Act ("Proposition 218").
NOW THEREFORE, 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
As
Preliminarily
Approved
As
Confirmed
by City Council
Direct Maintenance and Administrative Costs $44,974.00
General Fund Contribution
(24,683.10)
Total Balance to Levy — Fiscal Year 2009/10(1)
$20,290.90
Total District Parcels
76
Total Assessable Linear Front Footage 4,461.45
Proposed Maximum Assessment Per Linear Front Foot
_._ $4.55
mount differs from actual levy amount due to rounding.
In making the assessments contained herein pursuant to the Resolution of Initiation and the CCMC:
1. I identified all parcels (the "Specially Benefited Parcels') which will have a special benefit
conferred upon them from the improvements described in Section 2.2 to this Engineer's
Report. For particulars as to the identification of said parcels, reference is made to the
Assessment Diagram, a copy of which is included in Section 5 of this Engineer's Report.
2. I have assessed the costs and expenses of the improvements upon the Specially Benefited
Parcels. In making such assessment:
a. The proportionate special benefit derived by each Specially Benefited PArr-P1 from
the improvements was determined in relationship to the entirety of the maintenance
costs of the improvements;
b. No assessment has been imposed on any Specially Benefited Parcel which
exceeds the reasonable cost of the proportional special benefit conferred on such
parcel from the improvements; and
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City 1-1
Prepared by NBS — Fiscal Year 2009/10c. The general benefits from the improvements have been separated from the special
benefits and only special benefits have been assessed.
I, the undersigned, respectfully submit the enclosed Engineer's Report and, to the best of my
knowledge, information and belief, the Engineer's Report, Assessments, and the Assessment
Diagram herein have been prepared and computed in accordance with the order of the City Council
of the City of Culver City, the CCMC, Article XIIID and Proposition 218,
Michael J. Stearns, RE, Assessment Engineer
Higuera Street Landscaping and Lighting Maintenance District —City City of Culver City 1-2
Prepared by NBS — Fiscal Year 2009/10
92. INCREASE OF ASSESSMENT
2.1. Reason for the Increased Assessment
The increase in the existing assessments is proposed in order to generate the additional assessment
revenue necessary to:
A. Provide for the continued maintenance of the improvements described generally in Section
3.2. Maintenance may include but is not limited to, all of the following: the repair, removal or
replacement of all or any part of any improvement, providing for the life, growth, health and
beauty of the landscaping, including cultivation, irrigation, trimming, spraying, fertilizing or
treating for disease or injury, the maintenance, repair and replacement as necessary of all
irrigation systems.
B. Provide the means to pay for the increased cost of maintenance for all services currently
provided. Currently, the assessment revenues generated based upon the existing
assessments cannot pay for the costs of maintenance, labor, material and supplies,
electricity, water and other items necessary for the satisfactory operation of the
improvements. The City has been contributing money from its general fund to offset the
increase in maintenance costs. The proposed increase in existing revenues is therefore
necessary to enable the City to continue to finance the current level of maintenance within
the District. The inability to maintain the current level of maintenance within the District will
jeopardize the health and appearance of the landscaping and other improvements.
C. To add an annual escalation clause. Currently, the District does not have an annual
escalation clause included in the method of assessment. The establishment of an annual
escalation clause is necessary in order to ensure that the District can continue the current
level of maintenance in future years.
2.2. Process to Increase Assessment
The City cannot increase assessments within the District without complying with Proposition 218.
Proposition 218 added Article XIIID to the California Constitution imposing, among other
requirements, the necessity for the City to perform an assessment ballot procedure to enable the
owners of each property on which the assessment is proposed to be increased, the opportunity to
express their support for or opposition to the proposed increase in such assessment. The basic steps
of the assessment ballot procedure are outlined below.
The City must prepare a Notice of Public Hearing ("Notice"), which describes, along with other
mandated information, the reason for the proposed increase of assessments, and to provide a date
and time of a public hearing to be held on the mafter. The City must also prepare an assessment
ballot ("Assessment Ballot"), which clearly gives the property owner the ability to sign and mark their
Assessment Ballot either in favor of or in opposition to the proposed increase in the assessment. The
Notice and Assessment Ballot are mailed to each affected property owner within the District a
minimum of 45 days prior to the public hearing date as shown in the Notice. The City may also hold
additional community meetings with the property owners to discuss the issues facing the District and
to answer property owner questions directly.
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City 2-1
Prepared by NBS — Fiscal Year 2009110
t0After the Notice and Assessment Ballot are mailed, property owners are given until the close of the
public hearing, stated in the Notice, to return their signed and marked Assessment Ballot. During the
public hearing, property owners are given the opportunity to address the City Council and ask
questions or voice their concerns. At the close of public hearing, the returned Assessment Ballots
received prior to the close of the public hearing are tabulated, weighted by the proposed increase in
assessment on each property and the results are announced to the City Council.
Article X111D provides that if, as a result of the assessment ballot proceeding, a majority protest is
found to exist, the City Council will not have the authority to increase the existing assessments as
proposed. A majority protest exists if the assessments represented by ballots submitted in opposition
exceed those submitted in favor of the assessment increase. All returned ballots are tabulated and
weighted according to the financial obligation of each particular parcel.
If there is no majority protest as described above, the City Council may approve the proposed
increase in the assessments.
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City 2-2
Prepared by NBS — Fiscal Year 2009110
I I3. PLANS AND SPECIFICATIONS
The District provides for the continued administration, maintenance, operations, and servicing of
various improvements located within the public right-of-way and dedicated easements within the
boundaries of the District.
3.1. Description of the Boundaries of the District
The District is located in the City of Culver City. The boundaries of the District are generally
described as that area located west of Hayden Avenue, east of Lindblade Street and along Higuera
Street.
3.2. Description of Improvements and Services
The proposed maintenance to be performed within the District consist in general of the following:
landscaping in the street median strip and parkways, irrigation for the landscaping and illumination of
the District. The District area illumination has been increased above standard by the installation of 27
more luminaries than standard. The District will pay the differential energy and maintenance costs of
these decorative streetlights.
Reference is made to the plans and specifications for the improvements, which are on file with the
Culver City Public Works Engineering Division. The District landscaping, irrigation and lighting were
constructed by contract by the Culver City Redevelopment Agency as parts of project R-3059. The
Agency approved the plans and specifications for that project on June 20, 1994. The work was
accepted by the Agency as completed on June 17, 1996.
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City 3-1
Prepared by NBS — Fiscal Year 2009/104. ESTIMATE OF COSTS
The estimated cost of administration, maintenance, operations, and servicing the improvements as
described in the Plans and Specifications are summarized below. Each year, as part of the
assessment district levy calculation process, the costs and expenses are reviewed and the annual
costs are projected for the following fiscal year.
4.1. Fiscal Year 2009/10 District Budget
Fiscal Year 2009/10 Estimated through June 30, 2010
DIRECT MAINTENANCE COSTS
Maintenance Contract Costs
$13,200.00
Personnel Costs
5,000.00
Material Costs
3,500.00
Irrigation Costs
4,948.00
Streetlight Costs
1,326.00
Subtotal Direct Costs
$27,974.00
ADMINISTRATION COSTS
City Engineer's Costs
$17,000.00
Subtotal Administration Costs $17,000.00
Subtotal of Direct & Administrative Costs
$44,974.00
Amount to be carried over from Improvement Fund
$0.00
Contributions from other Sources (General Fund)
(24,683.10)
0_00
Reserve Fund Contribution
Total Balance to Levy
$20,290.90
Total District Parcels
76
Total Assessable Linear Front Footage 4,461.45
Assessment Per Linear Front Foot $4.55 1
It is the intention of the City that within a period of 12 years, the District will be self sufficient and
contributions from the General Fund will not be needed for the continued maintenance of the
improvements within the District. The annual escalation clause will allow the City to eventually make
up the difference between the actual maintenance costs and the amount assessed to parcels within
the District. Without the inclusion of an annual escalation clause, the total amount that can be levied
for the District can not exceed $19,324.00.
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City
Prepared by NBS — Fiscal Year 2009/10It is the intent of the City of Culver City to establish a reserve which shall not exceed the estimated
costs of maintenance and servicing to December 10 of the fiscal year, or whenever the City expects
to receive its apportionment of special assessments and tax collections from the County, whichever is
later. The reserve balance information for the District is as follows:
Estimated Fiscal Year Ending June 30, 2009 Reserve Fund Balance
$0.00
Initial Operating Reserve Collection — Fiscal Year 2009/10
0.00
Estimated Fiscal Year Ending June 30, 2010 Reserve Fund Balance
$0.00
4.2. Definitions of Budget Items
The following definitions describe the services and costs included in the District Budget:
Direct Costs:
Maintenance Contract Costs includes all regularly scheduled labor, material and equipment required
to properly maintain and ensure the satisfactory condition of all landscaping, lighting, and appurtenant
facilities. The maintenance of the improvements is provided by the City's force account and/or
maintenance contracts awarded by the City.
Personnel Costs includes all additional labor required for supervision of contractor and to properly
maintain and ensure the satisfactory condition of all landscaping, lighting and appurtenant facilities.
Material Costs includes all additional material required to properly maintain and ensure the
satisfactory condition of all landscaping, lighting, and appurtenant facilities.
Irrigation Costs includes the furnishing of water required for the operation and maintenance of the
landscape and irrigation systems,
Streetlight Costs includes all differential energy and maintenance costs in order to ensure the
satisfactory operation and maintenance of the lighting within the District.
Administration Costs:
City Engineer's Costs includes the cost to all particular departments and staff of the City for providing
the coordination of District services, operations and maintenance of the improvements, response to
public concerns and education, procedures associated with the levy and collection of assessments
and consultant costs.
Operating Reserve Collection:
Operating Reserve Collection is the amount collected to maintain reserves to enable the City to pay
for the operation and maintenance costs to December 10 of the fiscal year. The Reserve Fund
Contribution will continue until such a time the Reserve Fund balance is approximately one half of the
annual costs. The funds will be allowed to build up gradually in anticipation of any unforeseen
expenses not normally included in the yearly maintenance costs. This may include, but is not limited
to, tree replacement, repair or damaged equipment due to vandalism, storms, and other similar
events.
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City 4-2
itA
Prepared by NBS — Fiscal Year 2009/105. METHOD OF ASSESSMENT
5.1. General
Pursuant to the CCMC and Article XIIID, all parcels that have a special benefit conferred upon them
as a result of the maintenance and operation of improvements and services shall be identified and the
proportionate special benefit derived by each identified parcel shall be determined in relationship to
the entire costs of the maintenance and operation of improvements. The net amount to be assessed
may be apportioned by any formula or method which fairly distributes the net amount among all
assessable lots or parcels. Proposition 218, approved by the voters in November 1996, requires the
Agency to separate general benefit from special benefit, where as only special benefit is assessed.
Each parcel within the District receives special and direct benefit from the improvements and
associated appurtenances located within the public rights-of-ways located within the District, due to
the proximity of said improvements.
5.2. Special Benefit
The landscape, lighting and irrigation improvements are for the benefit of the properties within the
District. The improvements confer a particular and distinct special benefit upon all parcels within the
District because of the nature of the improvements_ The proper maintenance of landscaping and
other structures, including the additional lighting, improves the attractiveness of the properties within
the District and provides a positive visual experience each and every time a trip is made to or from
the area. The ongoing and proper maintenance of the landscaping improves the aesthetic appeal of
the properties within the District providing a positive representation as well as the enhanced
desirability of properties through the association with the improvements, thus improving the value of
the properties within the District. The above mentioned items contribute to a specific enhancement of
the properties within the District. Since these improvements were installed and are maintained
specifically for the properties within the District, only properties within the District are assessed for
said maintenance.
5.3. General Benefit
In addition to the special benefits received by the parcels within the District, there are incidental
general benefits conferred by the proposed improvements.
The proper maintenance of landscaping and appurtenant facilities within the District will not only
control dust from blowing onto properties within the District but will also control dust from blowing onto
properties outside the District. The spraying and treating of landscaping within the District reduces
the likelihood of insect infestation and other diseases spreading to landscaping located in other areas
of the City. Finally, the proper maintenance of landscaping and other ornamental structures provides
a positive visual experience to persons passing by the District, whether driving or walking. All of the
aforementioned constitutes incidental general benefits conferred by the improvements.
The total benefits thus are a combination of the special benefits to the parcels within the District and
the general benefits to the public at large and to the adjacent properties. Because the landscaping
improvements are located immediately in front of the properties within the District, and are maintained
for the benefit of said properties, any benefit received by properties outside the District is merely
coincidental. Nonetheless, the City has agreed to ensure that no property is assessed in excess of
the reasonable cost of the proportional special benefit conferred upon that property.
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City 5-1
Prepared by NBS — Fiscal Year 2009/10
155.4. Method of Assessment Spread
It is proposed to assess the total amount of maintenance and incidental costs for maintaining the
landscaped median areas and parkways, the irrigated areas in the median and the parkways, and the
differential costs of the decorative streetlights to the individual parcels of real property within the
District in proportion to the special benefit received by such parcels of real property. The proposed
individual assessments are shown on the attached assessment roll.
Each of the parcels within the District is deemed to receive special benefit from the improvements.
Each parcel that has a special benefit conferred upon them as a result of the maintenance and
operation of improvements are identified and the proportionate special benefit derived by each
identified parcel is determined in relationship to the entire costs of the maintenance and operation of
the improvements.
The District costs are assessed amongst the benefited properties in accordance with their lot
dimensions along Higuera Street. In those cases where a residential corner property fronts on a side
street other than Higuera Street, the lot dimension used for computation of the assessment is one-
half the length along Higeura Street.
There are 76 parcels within the District with a total of 4,461.45 linear front feet along Higuera Street.
The assessment is spread as follows:
I Balance to Levy — Fiscal Year 2009110 $20,290_90
Total District Linear Front Footage
4,46145
I Proposed Fiscal Year 2009/10 Maximum Assessment per Linear Front Foot $4.55
5.5. Cost of Living Inflation
The proposed assessment sets the initial maximum assessment and is stated in Fiscal Year 2009/10
dollars. Each fiscal year beginning Fiscal Year 2009/10, the maximum assessment amount shall be
increased by the February Consumer Price Index for All Urban Consumers for the Los Angeles,
Riverside and Orange County area plus 5%. The proposed maximum assessment rate above is the
assessment amount increased for Fiscal Year 2009/10. 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.
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City 5-2
Prepared by NES — Fiscal Year 2009/106. ASSESSMENT DIAGRAM
An Assessment Diagram for the District has been submitted to the City Clerk in the format required
under the provision of the CCMC. The lines and dimensions shown on maps of the County Assessor
of the County of Los Angeles for the current year are incorporated by reference herein and are made
a part of this Report.
1-liguera Street Landscaping and Lighting Maintenance District — City of Culver City 6-1
Prepared by NBS — Fiscal Year 2009/10
177. ASSESSMENT ROLL
Parcel Identification, for each lot or parcel within the District, shall be the parcel as shown on the Los
Angeles County Assessor's map for the year in which this Report is prepared.
A listing of parcels assessed within the District, along with the assessment amounts, is included on
the following page. If any parcel submitted for collection is identified by the County Auditor/Controller
to be an invalid parcel number for the current 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(s) shall be based on the method of
assessment spread approved in this Report. Therefore, if a single parcel has changed to multiple
parcels, the assessment amounts applied to each of the new parcels shall be recalculated and
applied according to the approved method of assessment spread rather than a proportionate share of
the original assessment.
Higuera Street Landscaping and Lighting Maintenance District — City of Culver City 7-1
Prepared by N BS — Fiscal Year 2009/10City of Culver City
Higuera Street Landscaping and Lighting Maintenance District
Assessment Roll - Fiscal Year 2909/10
Assessor's
Parcel Number Owner Mailing Address City, State Zip
Linear
Front Footage
Current
Assessment
Proposed Maximum
2009/10 Assessment
4206-016-009 WESTWOOD ONE INC 9540 WASHINGTON BLVD CULVER CITY, CA 90232 60.00 $261.07 $273,00
4206-016-010 VVESTWOOD ONE INC 9540 WASHINGTON BLVD CULVER CITY, CA 90232 45.00 195.80 204.75
4206-016-011 VVESTWOOD ONE INC 9540 WASHINGTON BLVD CULVER CITY, CA 90232 45,00 195.80 204.75
4206-016-012 BRAVO BONIFACIO & MARY L 930 BURRELL ST MARINA DEL REV, CA 90292 45.00 195.80 204.75
4206-016-033 BRAVO BONIFACIO & MARY L 930 BURRELL. ST MARINA DEL REY, CA 90292 34.00 108.78 154.70
4206-016-034 LEABURN KEITH E 5158 VERONICA ST LOS ANGELES, CA 90008 34.00 108.78 154.70
4206-017-011 HAINES HOLLY 0 4006 HIGUERA ST CULVER CITY, CA 90232 62,50 271.95 284.38
4206-017-012 PAGE ROBERT L & KIMBERLY K 4010 HIGUERA ST CULVER CITY, CA 90232 45,00 195.80 204.75
4206-017-013 MORENO SABAS F 4143 HARTER AVE CULVER CITY, CA 90232 45.00 195.80 204,75
4206-017-014 BLANCO ADRIAN A & ANA J 11107 ST ANDREWS PL LOS ANGELES, CA 90047 45.00 195,80 204,75
4206-017-015 MORENO FELIX & ESTHER 4022 HIGUERA ST CULVER CITY, CA 90232 45.00 195,60 204.75
4206-017-016 CAMPOS AUGUSTO & PRISCINIA S 9026 CARSON ST CULVER CITY, CA 90232 48.00 208.86 218.40
4206-D17-017 BOZUNG TODD 4036 HIGUERA ST CULVER CITY, CA 90232 62.50 271.95 284.38
4206 -0 11-0 13 HAUPTMAN DAVID & DIANA 8925 CARSON ST CULVER CITY, CA 90232 50.00 217.56 227.50
4206-011-014 THOMAS PHYLLIS C 4108 HIGUERA ST CULVER CITY, CA 90232 45.00 195.80 204.75
4206-D11-015 MARTINEZ PRIMITIVO 5436 119TH ST MIGLEWOOD, CA 90304 45.00 195.80 204.75
4206-011-016 KRUEGER NICHOLAS L 4116 HIGUERA ST CULVER CITY, CA 90232 45.00 195,80 204,75
4206-011-017 SMITH LUND & JENN 4122 HIGUERA ST CL/LVER CITY, CA 90232 45.00 195.80 204.75
4206-011-018 ONG TOMAS L & EVA B 4126 HIGUERA ST CULVER CITY, CA 90232 50.00 217.56 227.50
4206-008-013 MESSNER LINDA J 4156 HIGUERA ST CULVER CITY, CA 90232 50.00 217.56 227.50
4206-008-014 GAIRCIA DAISY Y 4160 HIGUERA ST CULVER CITY, CA 90232 45.00 195.80 204.75
4206-008-015 VENEGAS ALFONSO & RITA 7609 85TH ST PLAYA DEL REV, CA 90293 45.00 195.80 204.75
4206-006-016 HAJEBNIA MOHSEN 4170 HIGUERA ST CULVER CITY, CA 90232 39.60 172.31 180.18
4206-008-042 MEIGHAN PATRICK 4174 HIGUERA ST CULVER CITY, CA 90232 30.20 131.41 137.41
4206-008-043 PRAYONGRATANA PAVANEE & TAWEE 4176 HIGUERA ST CULVER CITY, CA 90232 30,20 131.41 137.41
4206-008-044 GALIANO RICARDO & KRISTI B 4178 HIGUERA ST LOS ANGELES, CA 90232 30.20 131.41 137.41
4206-008-045 WADDLE BENJAMIN 4180 HIGUERA ST CULVER CITY, CA 90232 30.20 131.41 137.41
4206-008-021 SUKAL DANIEL B & UMA D 8673 HIGUEFRA ST CULVEFR CITY, CA 90232 33.43 145.46 152,11
4206-008-022 TROVATO DAVID & BRIDGETTE 8689 HIGUERA ST CULVER CITY, CA 90232 40.24 175.09 183.09
4206-008-023 MORAGA JORGE M & CHERIE G 1311 LODGEVVOOD WY OXNARD, CA 93030 40.24 175,09 183,09
4206-005-016 MORI RYOKO 8655 HIGUERA ST CULVER CITY, CA 90232 39.75 172.96 180.86
4206-005-017 YUKAWA CHIYEMI 8651 HIGUERA ST CULVER CITY, CA 90232 40.24 175.09 183.09
4206-005-018 RODR/GUEZ MARVIN & CARLA 8647 HIGUERA ST CULVER CITY, CA 90232 40.00 174.05 182.00
4208-005-019 TANIMOTO JONATHAN 8643 HIGUERA ST CULVER CITY, CA 90232 40.00 174.05 182.00
4206-005-020 MULLENS ROBERT H II 11260 OVERLAND AVE CULVER cmr, CA 90230 40,00 174.05 182.00
4206-005-021 GUTIERREZ RUBEN & SARA 8635 HIGUERA ST CULVER CITY, CA 90232 40.25 175.14 183.14
4206-004-016 NIEVES MICHAEL 3650 HELMS AVE CULVER CITY, CA 90232 40.25 175.14 183.14
4208-004-037 REYES OCTAVIO & ELIZABETH 8621 HIGUERA ST CULVER CITY, CA 90232 40.24 175.09 183.09
4206-004-0113 CASAS ALBERT P & VICKIE J 11633 MISSISSIPPI AVE LOS ANGELES, CA 90025 40.24 175.09 183.09
4206-004-019 COIRREA JESUS J & ANDREA 3625 SCHAEFER ST CULVER CITY, CA 90232 40.24 175.09 183,49
4206-004-020 FOLEY THOMAS A 8605 HIGUERA ST CULVER CITY, CA 90232 80.49 350.23 366.23
4206-001-016 HUTCHINSON DAVID & KELLY 8597 HIGUERA ST CULVER CITY, CA 90232 40.25 175.14 183.14
4206-001-017 RODIN JOYCE A 3007 WASHINGTON BLVD MARINA DEL REY, CA 90292 40.24 175.09 183,09City of Culver City
Higuera Street Landscaping and Lighting Maintenance District
Assessment Roll - Fiscal Year 2009/10
Assessor's
Parcel Number Owner Mailing Address City, State Zip
Linear
Front Footage
Current
Assessment
Proposed Maximum
2009110 Assessment
4206-001-018 KIM JAYSEN S 8585 HIGUERA ST CULVER CITY, CA 90232 40.24 175.09 183.09
4206-001-021 HAYDEN HIGUERA LLC 551 AMALFI DR PACTIC PLSDS, CA 90272 150.36 654.25 684.14
4206-001-001 CONJUNCTIVE POINTS PROPERTIES I LP 10940 WILSHIRE BLVD LOS ANGELES, CA 90024 132.30 575.67 601.97
4206-020-028 CULVER PROPERTIES 3951 HIGUERA ST CULVER CITY, CA 90232 52.40 217.56 238.40
4206-019-001 PODOLSKI DOLORES 3960 HIGUERA ST CULVER CITY, CA 90232 37.20 161.87 169.26
4206-019-015 LITTLE ROBERT E & CHRISTINA M 3975 HIGUERA ST CULVER CITY, CA 90232 45,00 195.80 204.75
4206-019-016 SPELLING DANIEL JR 2211 CORINTH AVE LOS ANGELES, CA 90064 45.00 195.84 204,75
4206-019-017 BURTON MAXINE M 3985 HIGUERA ST CULVER CITY, CA 90232 45.00 195.80 204.75
4206-015-010 BARSOUM ADLI St MONA G 4003 HIGUERA ST CULVER CITY, CA 90232 44.67 194.37 203.25
4206-01 8-01 1 SHANKAR RAVI & ROHIT 4009 HIGUERA ST CULVER CITY, CA 90232 44,67 194.37 203.25
4206-015-012 SHAIKH ZAHIR & SALMA 4013 HIGUERA ST CULVER CITY, CA 90232 44,67 194.37 203.25
4206-018-013 VAN EEKHOUT JOZEF L & ELIZABETH H 4017 HIGUERA ST CULVER CITY, CA 90232 44.66 194.33 203.20
4206-018-014 ORNELAS INOCENSID AN PDLINA 1821 LAINIE ST WEST COVINA, CA 91792 49.49 215.34 225.18
4206-018-015 VILLAVICENCIO HECTOR & LOUISE 4027 HIGUERA ST CULVER CITY, CA 90232 39.83 173.31 181.23
4206-018-016 ENDER PHILIP B & LYNN M 4033 HIGUERA ST CULVER CITY, CA 90232 44,67 194.37 203.25
4206-018-017 HORWITZ SIMON P & MYRA 16311 VENTURA BLVD ENCINO, CA 91436 44,67 194.37 203.25
4206-010-015 SPERANDEO ANINE 4107 HIGUERA ST CULVER CITY, CA 90232 46.73 203.33 212.62
4206-010-016 MORALES MARGARET W & DAVID F 7119 ENCINO AVE VAN NUYS, CA 91406 46.72 203,29 212.58
4206-010-017 GLASS EDDIE & SHIRLEY 3621 MOUNTAIN VIEW AVE LOS ANGELES, CA 90066 46.72 203.29
212.58
4206-01 0-0 18 PONCE ROLANDO 148 4 8 PRICHARD ST LA PUENTE, CA 91744 46.72 203,29
212.58
4206-010-019 URMSTON JAMES & JANE 339 21ST PL SANTA MONICA, CA 90402 46.72 203,29 212.58
4206-010-020 FRAGOSO RUTH S 4129 HIGUERA ST CULVER CITY, CA 90232 46.73 203,33 212.62
4206-009-013 STE:WART ALEXANDER P & ISMAELITE L 4151 HIGUERA ST CULVER CITY, CA 90232 45.01 195.85 204.80
4206-009-014 EILEEN LINDA 4161 HIGUERA ST CULVER CITY, CA 90232 45.00 195.60 204.75
4206-009-015 GILPIN THOMAS L 4165 HIGUERA ST CULVER CITY, CA 90232 45.00 195.80 204.75
4206-009-016 BETHEL LAURA M 4173 HIGUERA ST CULVER CITY, CA 90232 45.00 195.80 204.75
4206-009-017 BUDDENBAUM JOHN 4175 HIGUERA ST CULVER CITY, CA 90232 45.00 195.80 204.75
4206-009-018 TIGGS MARCUS G 4179 HIGUERA ST CULVER CITY, CA 90232 45.00 195.80 204.75
4204-005-025 RETHINK TARA GREEN LLC 4262 LINCOLN AVE CULVER CITY, CA 90232 202.53 881.27 921.51
4204-005-018 FROSERTS INDUSTRIAL PARK 2886 COLORADO AVE SANTA MONICA, CA 90404 248,24 1,080.18 1,129.49
4204-005-019 HN REALTY ASSOCIATES LLC 3201 WILSHIRE BLVD SANTA MONICA, CA 90403 356.00 1,549.06 1,619.80
4204-005-022 CBP INDUSTRIAL 2415 OCEAN FRONT WALK VENICE, CA 90291 158.12 688 03
719.45
4204-005-021 KRAKOVER STEWART M & GRACE 810 CRESCENT DR BEVERLY HILLS, CA 90210 168.88 734.85 768.40
Total: 4,451.45 $19,324.00 $20,299.57
*Total levied amount differs slightly from Engineer's Report due to rounding.City of Culver City
Higuera Street Assessment District
20-year Cash Flow
2009/10 2010/11 2011/12 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19
Beginning Fund Balance $ 16,700 $ 5,741 $ (4,796) $ (14,606) $ (23,568) $ (31,558) $ (38,443) $ (44,076) $ (48,297) $ (50,930)
Expenditures
Maintenance Costs
Maintenance Contract (1) 5 13,200.00 $ 13,596.00 $ 14,003.88 $ 14,424.00 $ 14,856.72|109| 15,302.42 $ 15,761.49 $ 16,234.34 $ 16,721.37 $ 17,223.01
City Personnel Costs (2) 5,000.00 5,175.00 5,356.13 5,543.59 5,737.62 5,938.43 6,146.28 6,361.40 6,584.05 6,814.49
Material Costs (1) 3,500.00 3,605.00 3,713.15 3,824.54 3,939.28 4,057.46 4,179.18 4,304.56 4,433.70 4,566.71
Irrigation Costs (3) 4,948.00 5,121.18 5,300.42 5,485.94 5,677.94 5,876.67 6,082.36 6,295.24 6,515.57 6,743.62
Streetlight Costs (3) 1,326.00 1,372.41 1,420.44 1,470.16 1,521.62 1,574.87 1,629.99 1,687.04 1,746.09 1,807.20
Total Maintenance costs $ 27,974.00 $ 28,869.59 $ 29,794.02 $ 30,748.23 $ 31,733.17 $ 32,749.85 $ 33,799.30 $ 34,882,57 $ 36,000.77 $ 37,155.02
Administrative costs
Engineer's Report Cost (2) 3,500.00 3,622.50 3,749.29 3,880.51 4,016.33 4,156.90 4,302.39 4,452.98 4,508.83 4,770.14
Total Admin Costs 3,500 00 3,622.50 3,749.29 3,880.51 4,016.33 4,156.90 4,302.39 4,452.98 4,608.83 4,770.14
Total Costs 31,474.00 32,492.09 33,543.31 34,628.74 35,749.50 36,906.75 38,101.69 39,335.55 40,609.60 41,925.16
Revenue
Total Levy(1)(5) $ 20,291.00 $ 21,944.72 $ 23,733.21 $ 25,667.47 $ 27,759.37 $ 30,021.75 $ 32,468.53 $ 35,114.71 $ 37,976.56 $ 41,071.65
Interest Income (4) 224.00 10.00
Total Revenue $ 20,515.00 $ 21,954.72 $ 23,733.21 $ 25,667.47 $ 27,759.37 $ 30,021.75 $ 32,468.53 $ 35,114.71 $ 37,976.56 $ 41,071.65
Ongoing Surplus/Deficit (7,459.00) (6,914.87) (6,050.81) (5,080.76) (3,973.81) (2,728.10) (1,330.77) 232.14 1,975.80 3,916.63
Annual Surplus/Deficit (10,959.00) (10,537.37) (9,810.10) (8,961.27) (7,990.14) (6,885.00) (5,633.16) (4,220.83) (2,633.04) (853.51)
Ending Fund Balance 5,741 $ (4,796) $ (14,606) $ (23,568) $ (31,558) $ (38,443) $ (44,076) $ (48,297) $ (50,930) $ (51,783)
Assumptions:
(1) Annual CPIU-LA/Riverside/OC 3.0%
(2) Annual Personnel 3.5%
(3) Utility Increase 5.0%
(4) Interest Income if positive balanc€ 2.0%
(5) Annual Escalator (to 2025/26) 5.0%
NOTE: Beginning in 2025/26, fund will riot longer have a deficit balance; the assessment will be reduced accordingly6,583.49
6,281.36 6,501,21
55,873.18
6,728.75
57,686.59 54,117.09
210
601 $ 878 $ 1,031
202$726
$ E.,373)
.? 2i 142_12
e-, 669,93
616.47
F_, 579.76
2,299.27
4634736.::
2026/27 2027/28 2028/29
210 $ 601 $ 878
$ 21,817.59 $ 22,472.12 $ 23,146.28
8,973.38 9,287.45
5,784.97 5,958.52
8,880.05 9,190.86
2,379.74 2,463.03
$ 47,835.73 $ 49,371.97
6,281.36 6,501.21 6,728.75
$ 89,000.00 $ 54,508.00 $ 56,150.00 $ 57,839.05
6,672.27 6,778.03 6,881.22
52.46 276.82 390.9
.54;500.00 $ 56,135.00 $ 57,819.05
8.00 15.00 20.00
9,612.51
6,137.27
9,512.54
2,549.24
$ 50,957.83
1'4,142_44
5,068.95
52,416.51
55,000.00
City of Culver City
Higuera Street Assessment D
20-year Cash Flow
2019/20 2020/21 2021/22 2022/23 2023/24 2024/25
Beginning Fund Balance $ (51,783) $ (50,648) $ (47,295) $ (41,475) $ (32,917) $ (21,324)
Expenditures
Maintenance Costs
Maintenance Contract (1) 17,739.70 $ 18,271.89 $ 18,820.04 $ 19,384.65 $ 19,966.18 $ 20,565.17
City Personnel Costs (2) 7,052.99 7,299.85 7,555.34 7,819.78 8,093.47 8,376.74
Material Costs (1) 4,703.71 4,844.82 4,990.16 5,139.87 5,294.06 5,452.89
Irrigation Costs (3) 6,979.64 7,223.93 7,476.77 7,738.45 8,009.30 8,289.63
Streetlight Costs (3) 1,870.45 1,935.92 2,003.68 2,073.81 2,146.39 2,221.51
Total Maintenance costs 38,346.49 $ 39,576.40 $ 40,845.99 $ 42,156.55 $ 43,509.41 $ 44,905.94
Administrative costs
Engineer's Report Cost (2) 4,937.10 5,109.89 5,288.74 5,473.85 5,665.43 5,863.72
Total Admin Costs 4,937.10 5,109.89 .5,288.74 5,473.85 5,665.43 5,863.72
Total Costs 43,283.59 44,686.30 46,134.74 47,630.40 49,174.84 50,769.66
Revenue
Total Levy(1)(5) 44,418.99 $ 48,039.14 $ 51,954.33 $ 56,188.61 $ 60,767.98 $ 65,720.57
Interest Income (4)
Total Revenue $ 44,418.99 $ 48,039.14 $ 51,954.33 $ 56,188.61 $ 60,767.98 $ 65,720.57
Ongoing Surplus/Deficit 6,072.50 8,462.73 11,108.33 14,032.05 17,258.57 20,814.63
Annual Surplus/Deficit 1,135.40 3,352.84 5,819.59 8,558.21 11,593.14 14,950.91
Ending Fund Balance $ (50,648) $ (47,295) $ (41,475) $ (32,917) $ (21,324) $ (6,373)
Assumptions:
(1)Annual CPIU-LA/Riverside/OC
(2)Annual Personnel
(3)Utility Increase
(4)Interest Income if positive balancE
(5)Annual Escalator (to 2025/26)
NOTE: Beginning in 2025/26, fund wil