HomeMy Public PortalAbout15) Item 8B Public Hearing Adoption of Reso 16-5178 Levy of Citywide Lighting and Maintenance AssessmentsDATE:
TO:
FROM:
ADMINISTRATIVE SERVICES DEPARTMENT
MEMORANDUM
June 21, 2016
The Honorable City Council
Bryan Cook, City Manager
By: Tracey L. Hause, Director of Administrative Services
AGENDA
ITEM 8.8.
SUBJECT: PUBLIC HEARING -ADOPTION OF RESOLUTION NO. 16-5178,
ORDERING THE LEVY OF CITYWIDE LIGHTING AND MAINTENANCE
DISTRICT ASSESSMENTS FOR FISCAL YEAR (FY) 2016-17
RECOMMENDATION:
It is recommended that the City Council:
1 . Receive presentation from staff;
2. Open the public hearing;
3. Receive public input;
4. Close the public hearing; and
5. Adopt Resolution No. 16-5178, ordering the levy and collection of assessments for
FY 2016-17.
BACKGROUND:
1. On June 19, 1979, the City Council of Temple City adopted Resolution No. 79-1825
forming the Temple City Citywide Lighting and Maintenance District and confirmed
assessments for the first FY 1979-80.
2. On April 23, 1995, after giving direction to staff to analyze the assessment
methodology, the City Council received an Executive Summary that explained the
recommended methodology changes and provided examples of the effects of the
different alternatives. The City Council directed staff to make the approved
changes to the District for the FY 1995-96. Notices were mailed to all property
owners outlining the changes to the methodology and stating the assessment
amount proposed for each property and that a Consumer Price Index (C PI )
City Council
June21 ,2016
Page 2 of 4
escalator was included in the District. The changes were approved after a formal
public hearing.
3. On November 5, 1996, California voters approved Proposition 218, also known as
"The Right to Vote on Taxes Act". The City was able to continue to levy
assessments at the current rate for the Citywide Lighting and Maintenance District
since Proposition 218 allowed certain exemptions for existing assessments.
However, any increase in the assessment, including the addition of a CPI
escalator, would require a ballot be mailed to each property owner subject to the
assessment, and that a majority of property owners returning their ballot must
approve of the increased assessment. Further, Proposition 218 required that the
local agency distinguish between general and direct benefit and shall only assess
for direct benefit. At that time, the parks assessment was considered to be a
general benefit.
4. On July 1, 1997, the City discontinued assessments for park maintenance
operations. The park maintenance program is currently funded through the
General Fund.
5. Pursuant to the 1972 State Lighting and Landscape Act, an engineer's report must
be prepared for each fiscal year in which assessments are levied and collected for
the City's Lighting and Maintenance District. The engineer's report identifies
eligible program expenditures, establishes the Lighting and Maintenance District's
operating budget, updates individual property assessments, and documents the
City's compliance with all applicable laws.
6. On February 16, 2016, the City Council adopted Resolution No. 16-5059 ordering
the engineering firm of Harris & Associates to prepare the required Engineer's
Report for FY 2016-17, pursuant to the 1972 State Lighting and Landscape Act.
The engineer's report identifies eligible program expenditures, establishes the
District's operating budget, updates individual property assessments, and
documents the City's compliance with all applicable laws.
7. On May 17, 2016, the City Council adopted Resolution No. 16-5163, declaring the
City's intention to levy and collect Lighting and Maintenance District assessments
for FY 2016-17 and establishing the time and place for hearing public objections.
8. On June 9, 2016, an amended notice declaring the City's intention to levy and
collect Lighting and Maintenance District assessment for FY 2016-17 was
published in the Temple City Tribune.
ANALYSIS:
The Landscaping and Lighting Act of 1972 allows the establishment of assessment
districts by cities for the purpose of providing certain public improvements which include
City Council
June 21 , 2016
Page 3 of 4
construction, maintenance and servicing of street lights, traffic signals, landscaping, and
park and recreation facilities. The 1972 Act also requires that maintenance
assessments be levied according to direct benefit rather than according to assessed
value.
The City Council formed the Temple City Citywide Lighting and Maintenance District on
June 19, 1979 and confirmed assessments beginning in FY 1979-80. Each fiscal year,
the City Council considers a resolution to levy and collect assessments necessary to
fund existing District programs.
Utilizing the direct benefit assessment methodology established in 1995, each year the
City supplements revenue generated by the existing District to finance the cost of
providing maintenance and operation of a street lighting system and to cover the costs
of providing maintenance and operation of the traffic signals in the City. These
assessments also cover the cost of maintaining the median and parkway landscaping in
the City.
Annual Program Cost Summary and Budget Detail
The Landscaping and Lighting Act of 1972 requires the preparation of an Engineer's
Report each fiscal year for which assessments are levied and collected. In general , the
Engineer's Report determines eligible program expenditures, updates individual
property assessments, and documents the City's compliance with all applicable laws.
Assessment Rate Formulas
The Ad Valorem tax (i .e., tax based on the assessed value of real estate or personal
property) revenue is used exclusively to fund the street lighting program, traffic signals,
and related capital improvements.
All residential properties are equally assessed for Citywide maintenance programs.
Commercial, industrial and institutional property assessments are determined by total
area (acreage) based on an equivalent dwelling unit (EDU) formula. The average
single-family residential parcel in Temple City is approximately 7,200 square feet or one
(1) EDU , wh ich is approximately six parcels per acre. Therefore, commercial, industrial
and institutional properties are assessed at an amount equal to six residential parcels
per acre. Church properties are assessed 75% of the commercial rate, which is
equivalent to 4.5 EDU's per acre.
City Council
June 21 , 2016
Page 4 of 4
The following table shows the summary of the annual assessment for each zone:
SUMMARY OF ANNUAL ASSESSMENTS PER EDU
Benefit Benefit Benefit Benefit Asmt Rate
Category of Benefit Zone A Zone B Zone C ZoneD
Citywide landscaping, traffic X X X X signal, medians and parkway
Citywide Street Lighting X X X X
Direct Street Lighting X X X
Rosemead/Las Tunas Medians X
City Center Parkways X
Total Asmt ($/EDU) FY 14-15 $25.03 $25.03 $45.51 $79.82
Total Asmt ($/EDU) FY 1 3-14 $25.03 $25.03 $45.51 $79.82
Note: An "X" in the table above indicates the category of benefit included in each Zone. The total assessment per
zone is the sum of the assessments for each category of benefit.
CITY STRATEGIC GOALS:
($/EDU)
$25.03
$0.00
$0.00
$20.48
$54.79
As a result of the City Council accepting the Engineer's Report for the Temple City
Citywide Lighting and Maintenance District for FY 2016-17 and adopting Resolution No.
16-5178, the City will further the Strategic Goal to promote Good Governance.
FISCAL IMPACT:
Approval of this agenda item will allow the City to continue the process to set the
assessment rates for the FY 2016-17 Lighting and Maintenance District and generate
an estimated $330,000 in assessment revenues. Gas Tax Funds will supplement a
portion of the remaining costs of approximately $133,040, providing funding for the
citywide street lighting, tree maintenance, and traffic signal maintenance programs.
ATTACHMENTS:
A. Resolution No. 16-5178
B. Engineer's Report for Temple City Citywide Lighting and Maintenance District -
FY 2016-17
ATTACHMENT A
RESOLUTION NO. 16-5178
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMPLE
CITY, CALIFORNIA, ORDERING THE LEVY AND COLLECTION OF
ASSESSMENTS FOR FISCAL YEAR (FY) 2016-17 WITHIN THE
CITYWIDE LI GHTING AND MAINTENANCE DISTRICT, PURSUANT TO
THE STATE LANDSCAPING AND LIGHTING ACT OF 1972 AND
AUTHORIZING THE ADDITION OF SPECIAL ASSESSMENT FEES TO
THE TAX BILLS
WHEREAS, the City Council of the City of Temple City, on May 17, 2016, adopted Resolution of
Intention No. 16-5163, to levy and collect assessments for FY 2016-17 within the Citywide Lighting and
Maintenance District, which resolution was published as required by law and witnessed by proof of
publication on file in the office of the City Clerk; and,
WHEREAS, the City Council has received and considered evidence, including oral and written
testimony regarding the jurisdictional facts in this proceeding and the necessity for the proposed work and
benefits to be derived therefrom; and,
WHEREAS, the City Council has the authority to establish and order the collection of the proposed
assessments; and,
WHEREAS, the County of Los Angeles is responsible for entering special assessment fees on the
tax bills, which the County collects on the City's behalf pursuant to the general services agreement between
the City of Temple City and County of Los Angeles and in accordance with Government Code Sections
51800 and 29304; and,
WHEREAS, under the terms of said agreement, the City of Temple City requests the County of Los
Angeles enter the City's special assessment fees on the tax bills for the City.
NOW, THEREFORE, the City Council of the City of Temple City does hereby resolve as follows:
SECTION 1. The City Council of the City of Temple City approves the report filed by the engineer.
SECTION 2. The public interest and convenience require the ordering of the levy and collection of
assessments for FY 2016-17. Therefore, the City Council hereby orders the levy and collectton of
assessments with in the Citywide Lighting and Maintenance Dtstrict.
SECTION 3. The adoption of this resolution constitutes the levy of the assessments as set forth in
the engineer's report for FY 2016-17.
SECTION 4. The City Clerk is hereby authorized and directed to file a certified copy of the diagram
and assessment with the Auditor of the County of Los Angeles no later than the third Monday in August 2016.
SECTION 5. The City Council hereby requests the County enter City special assessment fees
collected by the County on the City's behalf, on the tax bills for the City.
Resolution No. 16-5178
Page 2
SECTION 6. The City Clerk shall certify to the passage and adoption of this resolution.
PASSED, APPROVED, AND ADOPTED on this 21 st day of June, 2016.
Vincent Yu, Mayor
ATTEST: APPROVED AS TO FORM:
Peggy Kuo, City Clerk Eric Vail, City Attorney
I hereby certify that the foregoing resolution, Resolution No. 16-5178, was duly passed, approved and
adopted by the City Council of the City of Temple City at a special meeting held on the 21st day of June
2016, by the following vote:
AYES: Councilmember:
NOES: Council member:
ABSENT: Council member:
ABSTAIN: Councilmember:
City Clerk
ENGINEER•s REPORT
for
TEMPLE CITY CITYWIDE LIGHTING
AND MAINTENANCE DISTRICT
Fi scal Year 2016-17
for t he
City of Temple City
Los Angeles County, California
April14, 2016
B Harris & Associates .
ATTACHMENT
City of Temple City
Citywide Lighting and Maintenance District
ENGINEER'S REPORT
CITY OF TEMPLE CITY
CITYWIDE LIGHTING AND MAINTENANCE DISTRICT
April14, 2016
Page i
The undersigned respectfully submits the enclosed report as directed by the City Council.
DATED: April14, 2016
BY: K. Dennis Klinge lhofer
R.C.E. No. 50255
c:lusers\carolh\dropbox (harris & associates)\public financeltemple citylfy16-171report\rpt-tc llmd fy16-17 14apr16 r1.docx H I Harris & Associates"
City of Temple City
Citywide Lighting and Maintenance District
ENGINEER'S REPORT
FISCAL YEAR 2016-17
TABLE OF CONTENTS
April 14, 2016
Page ii
Submittal and Acknow ledgments ................................................................................... i
Introduction .................................................................................................................. iii
Report ........................................................................................................................... 1
Part A -Plans and Specifications ............................................................................. 3
Part B-Estimate of Cost ......................................................................................... 5
Part C-Assessment Roll ......................................................................................... 6
Part D -Method of Apportionment of Assessment ................................................ 7
PartE -Property Owner List ................................................................................. 13
Part F -Assessment District Diagram ................................................................... 14
Ill Harris & Associates.
City of Temple City
Citywide Lighting and Maintenance District
INTRODUCTION
April14, 2016
Page iii
The purpose of this report is to set forth findings and engineering analysis for the Temple City Citywide
Lighting and Maintenance District for the 2016-17 fiscal year. This District, utilizing direct benefit
assessments, (1) supplements revenue generated by the existing 1919 Act Temple City Municipal
Lighting District to finance the cost of providing maintenance and operation of a street lighting system
and covers the costs of providing maintenance and operation of the traffic signals in the City, and (2)
covers the costs of maintaining the median and parkway landscaping in the City of Temple City.
The City Council of Temple City adopted Resolution No. 79-1825 on June 19, 1979, which formed the
Temple City Citywide Lighting and Maintenance District and co nfirmed assessments for the first fiscal
year, 1979-80.
Following the completion of the District proceedings for FY 1994-95, the City Council directed staff to
analyze the assessment methodology. The purpose of the study was to verify that properties were
being assessed in proportion to the benefit received. An Executive Summary explaining the findings,
detailing recommended methodology changes, and providing examples of the effects of the different
alternatives was completed and submitted to the City Council.
On April 23, 1995, the City Council received the Executive Summary, approved the reco mmended
changes, and directed staff to make the approved changes to the District for FY 1995-96. Notices were
mailed to all property owners outlining the cha nges to the methodology, and stating the assessment
amount proposed for each property and that a CPI esca lator was included in the District. The changes
were approved after a formal public hearing.
Following the passage of Proposition 218 in November, 1996, the City has been able to cont inue to levy
assessment at the current rate since Proposition 218 allowed certain exemptions for existing
assessments. However, any increase in the assessment, including the addit ion of a CPI escalator, will
require that a ballot be mailed to each property owner subject to the assessment, and that a majority of
property owners (weighted by assessment amount) returning their ballot must approve of the increase
in the assessment. In addition, any other changes needed to comply with the requirements of
Proposition 218 would have to be made at that time.
This report reflects those changes and covers the levy of annual assessment s for the 2016-17 fiscal year.
= I Harris & Assodates.
City of Temple City
Citywide Lighting and Maintenance District
ENGINEER•s REPORT
PREPARED PURSUANT TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTING ACT OF 1972
SECTION 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
FISCAL YEAR 2016-17
April 14, 2016
Page 1
Pursuant to Part 2 of Division 15 of the Streets and Highways Code of the State of California, and in
accordance with the Resolution of Initiation, adopted by the City Council of the City of Temple City,
State of California, in connection with the proceedings for:
CITY OF TEMPLE CITY
CITYWIDE LIGHTING AND MAINTENANCE DISTRICT
hereinafter referred to as the "Assessment District" or "District", I, K. Dennis Klingelhofer, P.E., the
authorized representative of Harris & Associates, the duly appointed ENGINEER OF WORK, submit
herewith the "Report" consisting of six (6) parts as follows:
PART A
PLANS AND SPECIFICATIONS
Plans and specifications for the improvements are as set forth on the list s thereof, attached hereto,
and are on file in the Office of the City Clerk and are incorporated herein by reference.
PARTS
ESTIMATE OF COST
An estimate of the costs of the proposed improvements, including incidental costs and expenses in
connection therewith, is as set forth on the lists thereof, attached hereto, and are on file in the
Office of the City Clerk and incorporated herein by reference.
B I Harris & Assodatesw
City of Temple City
Citywide Lighting and Maintenance District
PARTC
ASSESSMENT ROLL
April14, 2016
Page 2
An assessment of the estimated cost of the improvements on each benefited lot or parcel of land
within the Assessment District.
PARTD
METHOD OF APPORTIONMENT
The method of apportionment of assessments, indicating the proposed assessment of the net
amount of the costs and expenses of the improvements to be assessed upon the several lots and
parcels of land within the Assessment District, in proportion to the estimated special benefits to be
received by such lots and parcels. The Assessment Roll is filed in the Office of the City Clerk and by
reference is made a part hereof.
PARTE
PROPERTY OWNER LIST
A list of the names and addresses of the owners of real property within this Assessment District, as
shown on the last equalized roll of the Assessor of the County of Los Ange les. The list is keyed to
t he records of the Assessor of the County of Los Angeles, which are incorporated herein by
reference.
PART F
ASSESSMENT DISTRICT DIAGRAM
The Diagram of the Assessment District Boundaries showing the exterior boundaries of the
Assessment District, the boundaries of any zones within the Assessment District and the lines and
dimensions of each lot or parcel of land within the Assessment District are on file in the Office of
the City Clerk and incorporated herein by reference.
II I Harris & Assodates~
City of Temple City
Citywide Lighting and Maintenance District
PART A
PlANS AND SPECIFICATIONS
April14, 2016
Page 3
The installation of planting, landscaping, irrigation systems, lighting and the construction of
appurtenant facilities to be operated, serviced and maintained within the City of Temple City, is
generally described as follows:
DESCRIPTION OF IMPROVEMENTS
FOR THE CITY OF TEMPLE CITY
CITYWIDE LIGHTING AND MAINTENANCE DISTRICT
FISCAL YEAR 2016-17
The facilities to be constructed, maintained and serviced are the streets and sidewalks within the
District, including street lighting, traffic signa ls, street trees, median and parkway, landscaping and
hardscaping.
The District will supp lement revenue generated by the existing 1919 Act Temple City Municipal
Lighting District, and will fund costs in connection with the District maintenance and servicing
including, but not limited to, personnel, electrical energy, water, materials, contracting services,
and other expenses necessary for the satisfactory operation of these facilities. Reference is made
to Part "D" of this report for a discussion of the Zones of Benefit and the facilities associated with
them which are serviced and maintained. The improvements are described as follows:
landscaping and Appurtenant Facilities
Facilities include but are not limited to: Landscaping, planting, shrubbery, trees, irrigation
systems, hardscapes, fixtures, sidewalk maintenance resulting from landscape growth and
appurtenant facilities, in public street and sidewalk rights-of-way, medians, parkways and
dedicat ed easements within the boundaries of said Assessment District.
lighting, Traffic Signals and Appurtenant Facilities
Facilities include but are not limited to: Poles, fixtures, bulbs, conduits, conductors, equipment
including guys, anchors, posts and pedestals, metering devices and appurtenant facilities as
required to provide lighting and traffic signals in public street and sidewalk rights-of-way and
dedicated easements within the boundaries of said Assessment District.
H I Harris & Associates"
City of Temple City
Citywide lighting and Maintenance District
April14, 2016
Page 4
The public lighting system shall be maintained to provide adequate illumination. The traffic
signal system shall be maintained based on the City specifications and current industry
standards. Electricity for street light s and traffic signals shall be furnished, and it shall be
adequate for the intended purpose. Rates for power sha ll be those authorized by the California
Public Utilities Commission.
Maintenance means the furnishing of services and materials for the ordinary and usual operation,
maintenance and servicing of the landscaping, public lighting facilities and appurtenant facilities,
including repair, removal or replacement of all or part of any of the landscaping, public lighting
facilities or appurtenant facilities; providing for the life, growth, health and beauty of the
landscaping, including cultivation, irrigation, trimming, spraying, fertilizing and treating for disease
or injury; the removal of trimmings, rubbish, debris and other so lid waste; and the cleaning,
sandblasting and painting of walls and other improvements to remove or cover graffiti.
Servicing means the furnishing of water for the irrigation of the landscaping and the maintenance of
any of the public lighting facilities or appurtenant facilities and the furnishing of electric energy for
the public lighting facilities, landscaping or appurtenant facilities.
The plans and specifications for the improvements, showing the general nature, location, and
extent of the improvements, are on file in the office of the City Clerk and are by reference herein
made a part of this report.
Ill Harris & Associates.
City of Temple City
Citywide Lighting and Maintenance District
PARTB
ESTIMATE OF COST
April 14, 2016
PageS
The estimated cost of the constru ction, operation, servicing and maintenance of the street and
sidewalk improvements for fiscal year 2016-17, as described in Part A, are summarized herein and
described below. All cost s include administration and utilities where applicable.
ITEM COST ESTIMATE
I. ANNUAL COSTS STREET LIGHTING AND TRAFFIC SIGNALS
STREET LIGHTS $360,000
TRAFFIC SIGNALS AND SAFETY LIGHTING $136,500
CAPITAL IMPROVEMENTS $0
TOTAL EXPENDITURES $496,500
COLLECTIONS/( CREDITS) APPLIED TO LEVY
1919 ACT AD-VALOREM REVENUE ($941,SOO)
RESERVE COLLECTION/(TRANSFER) $133,040
TOTAL ADJUSTMENTS ($808,460)
BALANCE TO LEVY FOR LIGHTING $0
II. LANDSCAPING IMPROVEMENTS
LANDSCAPING
Citywide Trees and Medians $487,523
Rosemead/Las Tunas Median Maintenance $10,170
Rosemead Boulevard $50,000
City Center Parkways $5,002
TOTAL LANDSCAPING $552,695
CAPITAL IMPROVEMENTS $0
VEHICLES AND EQUIPMENT $0
TOTAL EXPENDITURES $552,695
COLLECTIONS/(CREDITS) APPLIED TO LEVY
RESERVE COLLECTION/(TRANSFER)
CONTRIBUTION FROM GAS TAX ($226,373)
TOTAL ADJUSTMENTS ($226,373)
BALANCE TO LEVY FOR LANDSCAPING $319,322
Ill. TOTAL TO BE ASSESSED
COUNTY ADMINISTRATIVE CHARGE $7,000
APPLIED CHARGES TO LEVY $326,322
IV FUND BALANCE INFORMATION
FUND BALANCE 7/1 $1,518,933
INTEREST $1,500
TRANSFER FROM 1919 ACT REVENUE $133,040
PROJECTED YEAR END FUND BALANCE 6/30 $1,653,473
H I Harris & Associates.
City of Temple City
Citywide Lighting and Maintenance District
April 14, 2016
Page 6
The 1972 Act requires that a special fund be setup for the revenues and expenditures of the Di strict.
Funds raised by assessment shall be used only for the purpose as stated herein. A contribution to
the District by the City may be made to reduce assessments, as the City Council deems appropriate.
Any balance or deficit remaining on July 1 must be carried over to the next fiscal year.
H I Harris & Assodates.
City of Temple City
Citywide lighting and Maintenance District
PARTC
ASSESSMENT ROLL
April14, 2016
Page 7
The proposed assessment and the amount of assessment for Fiscal Year 2016-17 apportioned to
each lot or parcel, as shown on the latest roll at the Assessor's Office are contained in the
Assessment Roll on file in the office of the City Clerk of the City of Temple City, which is
incorporated herein by reference.
The description of each lot or parcel is part of the records of the Assessor of t he County of Los
Angeles and these records are, by reference, made part of this Report.
= I Harris & Associates"
City of Temple City
Citywide Lighting and Maintenance District
PARTD
METHOD OF APPORTIONMENT OF ASSESSMENT
GENERAL
April 14, 2016
Page 8
Part 2 of Division 15 of the Streets and Highways Code, the Landscaping and Lighting Act of 1972,
permits the establishment of assessment districts by cities for the purpose of providing certain
public improvements which include the construction, maintenance and servicing of street lights,
traffic signals, landscaping and park and recreational facilities.
Section 22573, Landscaping and Lighting Act of 1972 requires that maintenance assessments be
levied according to benefit rather than according to assessed value. This section states:
"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."
Because assessments are levied on the basis of benefit, they are not a tax, and, therefore, are not
governed by Article XIIIA of the California Constitution.
The Act permits the designation of zones of benefit within any individual assessment district if "by
reason of variations in the nature, location, and extent of the improvements, the various areas will
receive different degrees of benefit from the improvements." (Sec. 22574). Thus, the 1972 Act
requires the levy of a true "benefit assessment" rather than a "special tax."
The Act also permits certain parcels to be exempt from assessment. Excepted from these assessments
are areas of all publicly owned property such as: public streets, public avenues, public lanes, public
road s, public drives, public courts, public alleys, all public easements and rights-of-way, all public parks,
green belts and parkways, and all public property being used for public purposes, as well as utility
owned property. Also excepted from these assessments are common areas in multiple lot/unit
developments; undeveloped lots and parcels that are of such size and/or configuration and location that
the City's current zoning and subdivision laws prohibit beneficial development and usage.
PARCEL CLASSIFICATION
All parcels in the City of Temple City derive special benefit from the street lighting and traffic signal
system, general landscape maintenance in the streets and sidewalks, arterial highway median
maintenance on Santa Anita Boulevard, Baldwin Avenue, Rosemead Boulevard and Las Tunas Drive, and
arterial parkway maintenance on Las Tunas Drive (City Center Parkway Improvements). The intent of
this report is to establish a methodology that fairly distributes the cost in relation to the special benefits
received.
B I Harris & Associates~
City of Temple City
Citywide Lighting and Maintenance District
April14, 2016
Page 9
Although frontage is an established means of assessment, t he Equivalent Dwelling Unit method is
usually seen as more appropriate and equitable for landscape and lighting districts, as the benefit to
each parce l from the improvements being maintained extends beyond the front of their property;
therefore, assessments are apportioned as a function of land-use type and size. This may be more
clearly shown by taking an example of a commercial property on a "flag lot." Two parcels may be
essentially the same size, but under a frontage method of assessment, one parcel would be assessed
more than the other. This provides an assessment spread to the two commercial properties which is
not commensurate with the benefit each of them receives.
The single-family parcel has been selected as the basic unit of ca lcu lation of assessments and is defined
as one Equivalent Dwelling Unit (EDU). A methodology has been developed to calculate the EDUs for
other residential uses and for non-residential parce ls, as described below.
• Residential. All residential uses are assessed 1 EDU per dwelling unit.
• Commercial/Industrial. Commercial, Industrial and Institutional parcels are converted to EDUs
based on the lot size of each parcel of land . In conve rting these properties to EDUs, the factor
used is the City of Temple City's average single family residential lot size of 7,200 square feet,
which is approximately 6 lots per acre. Therefore, commercial/industrial parcels are assessed
six (6) EDUs per acre.
• Churches. The City Counci l has ordered that church-owned properties receive a 25 percent
reduction to the assessment rate. Therefore, ch urch properties with residential uses are
assessed 0.75 EDUs per dwelling unit. All other church properties are assessed 75 percent of
the commercial/industrial rate, which calculates to 4.5 EDUs per acre.
The land use classification for each parcel has been based on the Los Angeles Cou nty Assessor's Roll.
SPECIAL BENEFIT DETERMINATION
Property values in a community are individually increased when public infrastructure such as street
lights and traffic signals, and landscapi ng facilities are in place, improved, operable, safe, clean and
maintained.
Street Lighting and Traffic Signals
The proper functioning of street lighting and traffic signals is imperative for the welfare and safety
of the public and property throughout the City. Proper maintenance and servicing of the street
lighting system benefits properties within the District by providing proper illumination for ingress
and egress and safe traveling at night. Properties within the District also benefit from the proper
functioning of the District's traffic signal system. Proper operation of the street light and traffic
signal systems is imperative to public convenience, orderly traffic flow, enhanced congestion
management and safety. Improved security, fuel conservation, protection of property from crime
Il l Harris & Associates"
City of Temple City
Citywide lighting and Maintenance District
April 14, 2016
Page 10
and vandalism, and reduction of traffic accidents, are special and direct benefits to all properties
within the City; lighting benefits are directly related to public safety and property protection and
therefore increase property values.
Street Landscaping
The City maintains trees and miscellaneous shrubbery throughout the City. The trees and
shrubbery are located within the public right-of-way. These trees and shrubbery provide an
aesthetically pleasing environment, shade, beautification, and according to some authorities, air
purification and sound attenuation. These positive attributes increase the value of all properties
throughout the City.
There are two types of special benefits: Citywide Benefits and Local Benefits.
CITYWIDE BENEFITS
Special benefits that are received by all parcels in the City are considered Citywide Benefits, and the
associated costs of these benefits are spread equally, based on Equivalent Dwelling Units, to al!
parcels within the District.
City-wide Benefits that enhance the value of all properties within the District include landsca pe
maintenance throughout the City, the operation and maintenance of traffic signals, and street
lighting and median maintenance on the major thoroughfares, which are the main travel ways of
the City.
LOCAL BENEFITS
Special benefits that are considered loca l benefits correspond to higher levels of improvements to
parcels in the immediate area . The associated costs of these benefits are sp read equally over the
local area, based on Equivalent Dwelling Units.
• Local Lighting
Streetlights adjacent to or near a parcel of land provide a special and direct Local Benefit to that
parcel. The added security, reduction in traffic accidents and increased aesthetics benefit the
surrounding parcels and thereby enhance the value of the parcels.
All parcels with streetlights in their vicinity receive a Local Benefit.
• Rosemead Boulevard and Las Tunas Drive Medians
These improvements are located along Rosemead Boulevard, from Broadway to Hermosa, and
Las Tunas Drive, from Muscatel to Sultana, an d consist of median improvements including
landscaping, irrigation and hardscape.
The improvements are located on major arterials, and therefore provide benefit to all parcels
Ill Harris & Associates"
City of Temple City
Citywide lighting and Maintenance District
April 14, 2016
Page 11
within the City. However, the commercial properties directly adjacent to these improvements
receive a direct Local Benefit in addition to the Citywide Benefit, due to economic enhancement
relating to parkway beautification and increased desirability of the surroundings which provides
additional increases in property value.
Because the improvements provide a Citywide Benefit and a Loca l Benefit, it is proposed that the
costs for maintaining and servicing these improvements be divided so that half of the cost is
spread Citywide and half of the cost is spread to the local area of benefit.
• City Center Parkway Improvements
These improvements are located along Las Tunas Drive, from Cloverly to Kauffman, and consist
of parkway improvements including raised planters, automatic irrigation, street trees, decorative
lighting fixtures, tree grates, benches, and hardscape.
The improvements are located on major arterials, and therefore provide benefit to all parcels
within the City. However, the commercial properties directly adjacent to these improvements
receive a direct Local Benefit in addition to the Citywide Benefit, due to economic enhancement
relating to parkway beautification and increased desirability of the surroundings which provides
additional increases in property value.
Because the improvements provide a Citywide Benefit and a Local Benefit, it is proposed that the
costs for maintaining and servicing these improvements be divided so that half of the cost is
spread Citywide and half of the cost is spread to the local area of benefit.
ZONE CLASSIFICATIONS
A system of zones has been developed to identify the specific benefit each parcel receives. The
zones are as follows:
Zone A -This zone includes all properties receiving a local lighting benefit. They are assessed for
loca l lighting, as well as the Citywide Benefits.
Zone B -This zone includes all properties that receive only Citywide Benefits.
Zone C -Rosemead Boulevard/Las Tunas Drive Median landscaping. This zone includes all
commercial parcels abutting the Rosemead Boulevard/Las Tunas Drive medians. They are assessed
the Rosemead Boulevard/Las Tunas Drive Median Local Benefit, as well as the Citywide Benefits and
Direct Lighting Benefit.
Zone D -City Center Parkway Improvements. This zone includes commercial parcels abutting the
HI Harris & Associates.
City of Temple City
Citywide Lighting and Maintenance District
April 14, 2016
Page 12
City Center Parkway Improvements. They are assessed the City Center Parkway Improvement Local
Benefit, as well as t he Citywide Benefits and Direct Light ing Benefit.
INVENTORY OF PARCELS
The following information was obtained from t he Los Angeles County Assessor's Roll and the City of
Temple City.
Dwelling
Land Use Parcels Units Acres EDU
Exempt 178 n/a n/a
Single Family Residential (SFR) Parcels 8,642 8,642 n/a 8,642.00
Multi-Family Residential (MFR) Parcels 916 3,049 n/a 3,049.00
Commercial/Industrial 402 n/a 149.69 898.14
Chu rches 42 11 30.38 144.97
TOTAL: 10,180 11,702 180.07 12,734.12
The distribution of ED Us per Zone is as follows:
Zone EDU
A 9,501.87
B 2,938.25
c 248.35
D 45.65
Total 12,734.12
ASSESSMENT SUMMARY
The following table shows the summary of the annual assessments for each Zone of Benefit.
Benefit Benefit Benefit Benefit Asmt Rate
Category of Benefit Zone A Zone B Zone C ZoneD ($/EDU)
Citywide landscaping, t raffic X X X X $25.03 signal, medians, and parkway
Citywide Street Lighting X X X X $0.00
Direct Street Lighting X X X $0.00
Rosemead/Las Tunas Medians X $20.48
City Center Parkways X $54.79
Total Asmt ($/EDU) FY 16-17 $25.03 $25.03 $45.51 $79.82
Total Asmt ($/EDU) FY 15-16 $25.03 $25.03 $45.51 $79.82
An "X" in the table above indicates the category of benefit included in each Zone. The total assessment
per zone is the sum of the assessments for each category of benefit.
H I Harris & Associates.
City of Temple City
Citywide lighting and Maintenance District
April 14, 2016
Page 13
Because the 1919 Act Lighting Maintenance District revenue covers the entire FY 2016-17 street
lighting and traffic signal budgets, there are no street lighting assessments.
The base assessment rate which may be levied for each EDU may be increased by the Consumer
Price Index for all Urban Consumers (CPI) for the Los Angeles -Riverside -Orange Counties in any
fiscal year by City Council approval each year. The base assessment rate will be the rate as
approved and noticed for Fiscal Year 2016-17.
SAMPLE CALCULATIONS
Sample ca lculations for various la nd use types in Zones A and Bare provided in the table below.
Total
Land-Use EDU Calculation ED Us FY 2016-17 Asmt
SFR 1 DU x 1 EDU/DU = 1.00 $25.03
Condominium 1 DU x 1 EDU/DU = 1.00 $25.03
3-Unit Apartment 3 DU x 1 EDU/DU = 3.00 $75.09
10-Unit Apartment 10 DU x 1 EDU/DU = 10.00 $250.30
X acre Church X ac x 4.5 EDU/ac = 1.13 $28.16
1 acre Church 1 ac x 4.5 EDU/ac = 4.50 $112.64
1/8 acre Com/lnd 1/8 ac x 6 EDU/ac = 0.75 $18.77
X acre Com/lnd X ac x 6 EDU/ac = 1.50 $37.55
X acre Com/lnd X ac x 6 EDU/ac = 3.00 $75.09
1 acre Com/lnd 1 ac x 6 EDU/ac = 6.00 $150.18
5 acre Com/lnd 5 ac x 6 EDU/ac = 30.00 $750.90
H I Harris & Associates.
City of Temple City
Citywide Lighting and Maintenance District
PARTE
PROPERTY OWNER LIST
April14, 2016
Page 14
A list of names and addresses of the owners of all parcels within this District is shown on the last
equalized Property Tax Roll of the Assessor of the County of Los Angeles, which by reference is hereby
made a part of this report. This list is keyed to the Assessor's Parce l Numbers as shown on t he
Assessment Roll on file in the Office of the Clerk of the City of Temple City.
Ill Harris & Associates.
City of Temple City
Citywide lighting and Maintenance District
PARTF
ASSESSMENT DISTRICT DIAGRAM
April14, 2016
Page 15
The boundaries of the District are coterminous with the boundaries of the City of Temple City. A
diagram showing the exterior boundaries of the District , the boundaries of any zones within the
Assessment District, and the lines and dimensions of each lot or parcel of land within the District is
on fi le in the Office of the City Clerk and incorporated herein by reference.
The lines and dimensions of each lot or parcel within the District are those lines and dimensions
shown on the maps of the Assessor of the County of Los Angeles for the fisca l year to which this
report applies. The Assessor's maps and records are incorporated by reference herein and made
part of this report.
H I Harris & Associates~