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Home My WebLink About; Assessment District No. 85-1 College/Cannon; College/Cannon Assessment District No. 85-1; 1985-04-01CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) INVESTIGATION REPORT Pursuant to Special Assessment Investigation, Limitation and Majority Protest Act of 1931 April 1985 Engineer of Work: NESTE, BRUDIN & STONE INCORPORATED Engineers — Planners San Diego, California AGENCY: CITY OF CARLSBAD PROJECT: ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) TO: CITY COUNCIL CITY OF CARLSBAD INVESTIGATION REPORT Pursuant to the provisions of the "Special Assessment Inves- tigation, Limitation and Majority Protest Act of 1931," being Part 2, Division 4 of the Streets and Highways Code of the State of California, and in accordance with an order of the legislative body of the CITY OF CARLSBAD, adopted on the day of . - . , 1985, I submit herewith the following Report. DATED this day of 1985. NESTE, BRUDIN & STONE INC. ENGINEER OF WORK CITY OF CARLSBAD STATE OF CALIFORNIA Report approved the day of 1985, by the City Council and filed.in.the Office of the City Clerk of the City Council on the . . day of . • ' '. , 1985. CITY CLERK CITY OF CARLSBAD STATE OF CALIFORNIA Page 1 of 3 REPORT SECTION 1. That the works of improvement proposed herein are to be constructed in a special assessment district known and designated as ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) SECTION 2, SECTION 3, (hereinafter District"). referred to as the "Assessment The following Report is made and filed herein pursuant to the order of the legislative body by the duly appointed ENGINEER OF WORK. The boundaries of the District showing the lands to be assessed to pay any part of the cost thereof, are as shown and described in Resolution No. , day of adopted on the plat or diagram entitled: 1985, and on a SECTION 4 SECTION 5, "PROPOSED BOUNDARIES OF ASSESSMENT DISTRICT NO. 85^1" which Resolution and map are on file in the Office of the Clerk and made a part of this Report by reference as though fully set forth herein. The estimated cost of the proposed improvements is as shown on Exhibit "A" attached hereto and made a part hereof. The assessed value of each parcel to be specially assessed as shown on the last equalized assessment roll available on the date this Report was commenced, the total assessed value of said lands, the true value of said lands, the estimated amount of the assessment to be levied upon each parcel of land to be assessed for said improvements, and the amount as near as may be determined of the total principal sum of all unpaid special assessments and special assessments required or proposed to be levied under any completed or pending assessment proceeding, other than that contemplated in the instant proceedings, whether direct or ad valorem, upon each parcel to be assessed herein, if any, is as shown upon the list thereof hereto attached, marked Exhibit "B", and by reference made a part hereof as though set forth fully herein. Page 2 of 3 SECTION 6. The total assessed value of the lands and improve- ments, as well as the true value of said parcels, is totalled and set forth in Exhibit "B" attached hereto. The true value of the parcels means the fair market value fo both the land and improvements, as defined by Article XIIIA of the- California Constitution, and as shown upon the las equalized assessment roll of the County. SECTION 7. The total estimated amount of assessment under this proceeding is $35,922,250. SECTION.8. Serial bonds shall be issued in accordance with Division 10 of the Streets and Highways Code of the State of California (the "Improvement Bond Act of 1915"), to represent all unpaid assessments, and the last installment of said bonds shall mature a maximum of TWENTY FOUR (24) YEARS from the 2nd day of July next succeeding ten (10) months from their date. Said bonds shall bear interest at. rate not to exceed the current legal maximum rate of twelve percent (12%). per annum. SECTION 9. A copy of said Resolution No. SECTION 10 SECTION 11, adopted pursuant to Sectioh 2821 of the Streets and Highways Code of the State of California, is attached hereto, marked Exhibit "C", and by reference is made a part hereof. The redemption provisions of said bonds shall provide for payment of a premium of five percent (5%) of the unmatured principal of said bonds for redemption prior to maturity. Said proceedings are proposed to be conducted pursuant to the terms and provisions of the "Munici- pal Improvement Act of 1913," being Division 12 of the Streets and Highways Code of the State of California. SECTION 12, SECTION 13. That the general nature, location and extent of the proposed works of • improvement for .:this Assessment District, together with appurtenances and appurte- nant work, is as set forth ih Exhibit "D" attached hereto and by reference made a part hereof. That a statement and explanation of the method and formula of the assessment spread for these proceed- ings and this Assessment District is attached hereto as Exhibit "E", and by reference made a part hereof. ***** Page 3 of 3 COST ESTIMATE EXHIBIT "A" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) PUBLIC WORKS OF CONSTRUCTION Construction Item Quanti ty Unit Cost Item Cost Street Improvements Subtotal Subtotal Construction Cost Escalation to 1986 Construction Construction Contingency TOTAL PUBLIC WORKS OF CONSTRUCTION I I. RIGHT-OF-WAY 111. INCIDENTAL EXPENSE Subtotal IV. LESS CASH CONTRIBUTION Subtotal V. FINANCING COST TOTAL AMOUNT ASSESSED Medians w/Median Landscaping 1.50 SF 649,950 12' Paying (each side of median) 618,000 3.00 SF . 1,854,000 Type B-1 Curb 51,500 11.00 LF 566,500 Street Signs/Mon./Misc. LS 24,019 Crading - Ful1 382,237 3.00 CY 1,146,711 (Export or Import) 687,770 6.00 CY 4,126,620 Subtotal $ 8,367,800 20' Paving (on each side) 586,450 3.00 SF 1 ,759,350 Type G Curb 31,700 12.00 LF 380,400 Street Lights 79 3,000.00 EA 237,000 Sidewalks 158,500 3.00 SF . 475,500 Parkway Landscaping 63't,000 0.70 SF , 443,800 Subtotal 3,296,050 Underground Utilities 15,850 40.00 LF 634,000 Water - ACP/Valves 15,850 45.00 LF 713,250 Storm Drain Storm Drain Pipe/Cleanouts 25,750 30.00 LF 772,500 Energy Dissipator/Rock Slope Protection LS, 177,000 Subtotal 949,500 Traffic Signal 8 100,000.00 EA 800,000 Bridge LS 4,160,000 Sewer 8", 10" & 12" Sewer 14,750 30.00 LF 442,500 18" Sewer LS 351,100 2't" Sewer LS 1 ,044,000 21" and 30" Sewer LS 580,000 Pumping Station LS 1 ,400,000 Force Main • t LS 240,000 4,057,600 $22,978,200 2,297,800 2,528,000 $27,804,000 1,401,600 5,283,000 $34,488,600 3,720,500 $30,768,100 5,154,150 $35,922,250 A-1 COST ESTIMATE REACH A CONSTRUCTION COST EXHIBIT "A-1" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. (COLLEGE/CANNON) 85-1 Construction Item Quantity Unit Cost Item Cost Street Improvements Medians w/Median Landscaping 12' Paving (each side of median) Type B-1 Curb Street Signs/Mon./Misc. Grading - Ful1 (Export or Import) Subtotal 20' Paving (on each side) Type G Curb Street Lights Sidewalks Parkway Landscaping Subtotal Underground Utilities Water - ACP/Valves Storm Drain Storm Drain Pipe/Cleanouts Energy Dissipator/Rock Slope Protection Subtotal Traffic Signal Bridge Sewer 40,935 60,000 5,000 170,000 92,500 5,000 5 25,000 100,000 2,500 2,500 '2,500 2,500 1.50 SF 3.00 SF 11.00 LF LS 3.00 CY 6.00 CY 3.00 SF 12.00 LF 3,000.00 EA 3.00 SF 0.70 SF 40.00 LF 45.00 LF 30.00 LF LS 100,000.00 EA LS 30.00 LF 61,403 180,000 55,000 3,097 0 1 .020,000 277,500 60,000 15,000 75,000 70,000 75,000 17,000 $ 1,319,500 497,500 100,000 112,500 92,000 100,000 0 75,000 TOTAL CONSTRUCTION COST $ 2,296,500 A-2 COST ESTIMATE REACH B CONSTRUCTION COST EXHIBIT "A-2" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) Construction Item Quantity Unit Cost Item Cost Street Improvements Medians w/Median Landscaping 53,215 1.50 SF 79,823 12' Paving (each side of median) 78,000 3.00 SF 234,000 Type B-1 Curb 6,500 11.00 LF 71,500 Street Signs/Mon./Misc. LS 2,962 Grading - Full 182,237 3.00 CY 546,711 (Export or Import) 167,770 6.00 CY 1 ,006,620 Subtotal $ 1 ,941,616 20' Paving (on each side) 120,250 3.00 SF 360,750 Type G Curb 6,504 12.00 LF 78,050 Street Lights 7 3,000.00 EA 21,000 Sidewalks 32,500 3.00 SF 97,500 Parkway Landscaping 130,000 0.70 SF 91,000 Subtotal 648,300 Underground Utilities 3,250 40.00 LF 130,000 Water - ACP/Valves 3,250 45.00 LF , 146,250 Storm Drain Storm Drain Pipe/Cleanouts 3,250 30.00 LF 97,500 Energy Dissipator/Rock Slope Protection LS 20,000 Subtotal 117,500 Traffic Signal 1-1/3 100,000.00 EA 133,334 Bridge LS 0 Sewer 3,250 30.00 LF . 97,500 TOTAL CONSTRUCTION COST $ 3,214,500 A-3 COST ESTIMATE REACH C CONSTRUCTION COST EXHIBIT "A-3" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) Construction Item Quantity Unit Cost Item Cost Street Improvements Medians w/Median Landscaping 12' Paving (each side of median) Type B-1 Curb Street Signs/Mon./Misc. Grading - Ful1 (Export or Import) Subtotal 20' Paving (on each side) Type G Curb Street Lights Sidewalks Parkway Landscaping Subtotal Underground Utilities Water - ACP/Valves . Storm Drain Storm Drain Pipe/Cleanouts Energy Dissipator/Rock Slope Protection Subtotal Traffic Signal Bridge Sewer 16,830 24,000 2,000 40,000 37,000 2,000 7 10,000 40,000 1,000 1,000 1,000 1 ,000 1 .50 SF 3.00 SF 11.00 LF . LS 3.00 CY 6.00 CY 3.00 SF 12.00 LF 3,000.00 EA 3.00 SF 0.70 SF 40.00 LF 45.00 LF 30.00 LF LS 100,000.00 EA LS 30.00 LF 25,245 72,000 22,000 955 120,000 0 111 ,000 24,000 21,000 30,000 28,000 30,000 20,000 $ 240,200 214,000 40,000 45,000 50,000 100,000 0 30,000 TOTAL CONSTRUCTION COST $ 719,200 A-4 COST ESTIMATE REACH D CONSTRUCTION COST EXHIBIT "A-4" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) Construction Item Quantity Unit Cost Item Cost Street Improvements Medians w/Median Landscaping 12' Paving (each side of median) Type B-1 Curb Street Signs/Mon./Misc. Grading - Full (Export or Import) Subtotal 20' Paving (on each side) Type G Curb Street Lights Sidewalks Parkway Landscaping Subtotal Underground Utilities Water - ACP/Valyes Storm Drain Pipe/Cleanouts .Traffic Si gnal Bridge Sewer 67,320 96,000 8,000 160,000 148,000 8,000 29 40,000 160,000 4,000 4,000 4,000 2-1/3 4,000 1.50 SF 3.00 SF 11.00 LF LS 3.00 CY 6.00 CY 3.00 SF 12.00 LF 3,000.00 EA 3.00 SF 0.70 SF 40.00 LF 45.00 LF 30.00 LF 100,000.00 LS LS, .30.00 LF 100,980 288,000 88,000 4,000 480,000 0 444,000 96,000 87,000 120,000 112,000 $ 960,980 859,000 160,000 180,000 120,000 233,333 1 ,260,387 120,000 TOTAL CONSTRUCTION COST $ 3,893,700 A-5 COST ESTIMATE REACH E CONSTRUCTION COST EXHIBIT "A-5" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) Construction Item Quantity Unit Cost' Item Cost Street Improvements Medians w/Median Landscaping 68,000 1.50 SF . 102,000 12' Paving (each side of median) 96,000 3.00 SF 288,000 Type B-1 Curb -8,000 11.00 LF \ 88,000 Street Signs/Mon./Misc. . LS ' 4,667 Grading - Full 3.00 CY 0 (Expor:t or Import) 50,000 6.00 CY 300,000' Safety Lighting .8 . 3,000.00 EA 24,000 Subtotal $ 806,667 Underground Utilities 0 Water . ° Storm Drain Storm Drain Pipe/Cleanouts 4,000 30.00 LF 120,000 Energy Dissipator/Rock Slope Protection LS '. 20,000 Subtotal 140,000 Traffic Signal 1-1/3 100,000.00 EA 133,333 Bridge LS - 0 Sewer 4,000 30.00 LF > 120,000 TOTAL CONSTRUCTION COST $1,200,000 A-6 COST ESTIMATE REACH F CONSTRUCTION COST EXHIBIT "A-6" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) Construction Item Quantity Unit Cost Item Cost Street Improvements Medians w/Median Landscaping 12' Paving (each side of median) Type B-1 Curb Stree-t Signs/Mon./Misc. Gradi ng - Ful1 (Export or Import) Subtotal 20' Paving (on each side) Type C Curb Street Lights Sidewalks Parkway Landscaping Subtotal Underground Utilities Water - ACP/Valves Storm Drain Storm Drain Pipe/Cleanouts Energy Dissipator/Rock Slope Protection/ Retaining WalIs Subtotal Traffic Signal Bridge Sewer 86,700 122,400 10,200 200,000 188,700 10,200 11 51,000 204,000 5,100 5,100 5,100 1.50 SF 3.00 SF 11.00 LF LS 3.00 CY 6.00 CY 3.00 SF 12.00 LF 3,000.00 EA 3.00 SF 0,70 SF 40.00 LF 45.00 LF 30.00 LF LS LS LS LS 130,050 367,200 112,200 5,050 0 1 ,200,000 566,100 122,400 33,000 . 153,000 142,800 153,000 100,000 $ 1,814,500 1,017,300 204,000 229,500 253,000 100,000 1,400,000 719,200 TOTAL CONSTRUCTION COST $ 5,737,500 A-7 COST ESTIMATE REACH G CONSTRUCTION COST EXHIBIT "A-7" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. (COLLEGE/CANNON) 85-1 Construction Item Quantity Unit Cost Item Cost •Street Improvements Medians w/Median Landscaping 12' Paving (each side of median) Type B-1 Curb Street Signs/Mon./Misc. Grading - Full (Export or Import) Safety Lighting Subtotal Underground Utilities Water Storm Drain Pipe/Cleanouts Traffic Signal Bridge Sewer Force Main Pump Station Subtotal TOTAL CONSTRUCTION COST 100,300 141,600 11,800 100,000 12 5,900 1 ,50 SF 3,00 SF li,00 LF LS 3.00 CY 6.00 CY 3,000.00 EA 30.00 LF . LS LS LS LS 150,450 424,800 129,800 2,950 0 600,000 36,000 240,000 1 ,400,000 $ 1,344,000 0 0 177,000 0 1 ,500,000 1,640,000 $ 4,661,000 A-8 COST ESTIMATE REACH H CONSTRUCTION COST EXHIBIT "A-8" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) Construction Item Street Improvements Underground Utilities Water Storm Drai n Traffic Signal Bridge Sewer Quantity Unit Cost Item Cost LS 0 0 0 0 0 0 324,800 TOTAL CONSTRUCTION COST $ 324,800 I I A-9 COST ESTIMATE REACH I CONSTRUCTION COST EXHIBIT "A-9" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) Construction Item Quantity Unit Cost Item Cost Street Improvements Underground Utilities Water Storm Drain Traffic Signal Bridge Sewer LS 0 0 0 ,0 0 0 580,000 TOTAL CONSTRUCTION COST $ 580,000 A-10 COST ESTIMATE REACH J CONSTRUCTION COST EXHIBIT "A-10" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) Construction Item Quantity Unit. Cost Item Cost Street Improvements Underground Utilities Water Storm Drain Traffic Signal Bri dge Sewer LS . 0 0 0 0 0 0 351,000 TOTAL CONSTRUCTION COST $ 351,000 A-11 lxl to 2: CO o M . o .—. 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O fv- r-vt o OT roi OT OT ro t •s .* ro rg rg; rg rg TO' r- «t -t;vt -t rH rH o \ -J- |. •'•, -, in \ m. 1 rg • • lO ! i' • • . ' O -QCi z oc vO r-. OT C^ O ^ ! o ro ro ro ro ro -J ' -• 1 .»- to 1 1 1 1 1 LU . , • Z I/) o o o o o o • . IU IXJ Z; »n tn' tn tn 'i^ QC ; • s: lo i o o o o o <t 1 to to -I 1 1 1 1 1 CL CO «t UJ rg fM rg rg fM i • '.• i UJ o rH rH rH rH tH CT* 1 '••- i to Q oc rg rg rg rg rg roi to Z <t - j <I «X QL' tfr \ V, n T. I RESOLUTION EXHIBIT "C" CITY OF CARLSBAD ASSESSMENT DISTRICT NO, 85-1 (COLLEGE/CANNON) TO BE INSERTED AT THE ADOPTION OF THE INVESTIGATION REPORT C-1 I I I I I I I i I I I I I I I I I I I DESCRIPTION OF WORKS OF IMPROVEMENT EXHIBIT "D" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) The proposed improvements have been identified by reaches as follows: Reach A, B, C, D and F Full street improvements (right-of-way to right-of-way), sewer, water, gas, telephone, electric, drainage, traffic control, landscaping and street lighting. Reach E Half street improvements to include median and one travel lane each side of median with safety lighting, sewer and drainage. Reach G Half street improvements to include median and one travel lane each side of median with safety lighting, sewer, drainage and bridge. Reach H, I and J Construction of sewer pipeline. Reference is made to the map entitled "Map of Improvements, Assessment District No. 85-1 (College/Cannon)" and on file in the.Office of the Clerk of the City of Carlsbad of the County of San Diego and attached hereto, for a description of the general nature, location and extent of the proposed improve- ments in: Assessment District No. 85-1. D-1 METHOD AND FORMULA OF ASSESSMENT SPREAD EXHIBIT "E" CITY OF CARLSBAD ASSESSMENT DISTRICT NO. 85-1 (COLLEGE/CANNON) The law requires and the statutes provide that assessments, as levied pursuant to the provisions of the "Municipal Improvement Act of 1913," must be based on the benefit that the properties receive from the works of improvement. The statute does not specify the method of formula that should be used in any special assessment district proceedings. The responsibility rests with the Assessment Engineer, who is retained for the purpose of making an analysis of the facts and determining the correct apportionment of the assessment obligation. For these proceedings, the City has retained the services of Neste, Brudin & Stone Incorporated. See Attachment I for a statement of their qualifications and experience. The Assessment Engineer then makes his recommendation at the public hearing on the Assessment District, and the final authority and action rests with the City after hearing all testimony and evidence presented at that public hearing. Upon the conclusion of the public hearing, the City must make the final action in determining whether or not the assessment spread has been made in direct proportion to the benefits received. Analysis City of Carlsbad policy Statement No. 33, effective May 29, 1984 sets the policy for use of Assessment Districts to finance Public Improvements. The improvements include arterial streets identified on the circulation element of the Carlsbad General Plan. It further permits certain improve- ments within the arterial street right-of-ways to be financed and to include, sewers,, water lines, drainage and public utilities. The arterial streets to be constructed and financed by this assessment district are College Boulevard and Cannon Road. These two streets permit only limited access to adjoining property and in general point access is limited at 1300 feet intervals. Improved El Camino Real is a prime arterial that traverses the assessment district and limits access to intervals of 2600 feet. A master sewer plan has been prepared for the City of Carlsbad and will be presented to the City Council for formal adoption in the near future. A part of the sewer plan E-1 defines the sewer facilities to the Agua Hedionda . Drainage Basin. The City Engineer has determined that existing sewer lines now serving a portion of the Agua Hedionda Basin are at or near capacity. The City Council and Planning Commission have given approval to several tentative maps,, general plan amendments and specific plans. These approvals incorporate approximately 41% of the land ownership area of the assessment district. Specific conditions for approval of the above planned projects, are found to be similar for the total area or subareas. The similarities are: 1. The projects are approved upon the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision. 2. Full width right-of-way . and full width improvement of the arterial road through the subdivision in accordance with city standards, including median island is required. 3. Full width right-of-way, full width grading and half width improvement (excluding sidewalks and median landscape treatment) of the arterial road from, the subdivision boundary to an existing arterial road is required. 4. Installation of traffic signals at intersections with arterial roads is required. 5. On and offsite water and sewer, lines adequate to serve the proposed development are required. 6. Drainage facilities for the protection of the arterial roads are required. The City of Carlsbad has established a sewer facilities construction fund which receives revenue from sewer connec- tion fees. A Public Facilities Fee is also collected and a portion .of said- fee- is used to finance specifically designated arterial streets and traffic signals. The major sewer line and pumping station to be constructed are sized for the total contributory area both in and outside of the assessment district. A portion of the proposed sewer construction will be funded from the sewer facilities construction fund. The sewer line within existing Cannon Road from the Santa Fe Railroad to easterly of 1-5 is of inadequate size and requries a parallel sewer. This parallel sewer will be funded partially by the City. E-2 The City will pay for the following improvements from the Public Facilities Fees. 1. Traffic signal at the intersection of El Ca:mino Real with Cannon Road. 2. The southerly one-half street improvement of Cannon Road from El Camino Real to College Boulevard including a proportionate share of right-of-way cost and a portion of the traffic signal cost of the intersection of College Boulevard and Cannon Road. 3. City portion of street construction costs for Cannon Road to serve Macario Park.. In addition credits to the payment of Public Facilities Fees may be given for other street work now being funded by the assessment district as subdivision maps are recorded. Benefits and Assessment Criteria The Agua Hedionda Land Use Plan defines wetlands or riparian areas within the assessment district. These areas are defined as permanent open space, even though in private ownership. These areas have not been assessed for any of the improvements to be constructed by the assessment district. Where area is used to determine an assessment, the area of any prime and major arterial right-of-way, either existing or proposed has been subtracted from gross area for any given parcel of land. No other deductions have been made for area calculations. Direct benefits will accrue to the lands within the assessment district as follows: 1. Sewers. The sewer facilities being constructed, including sewer lines and pump station, provide sewage transport capacity for that portion of the assessment district within the Agua Hedionda Drainage Basin. Additional . capacity not requried by the assessment district is being paid for by the City. These facil- ities provide a direct benefit of capacity to a gross area and therefore the benefit is assessed equally on a per acre basis. Land use and land planning approvals are not sufficient at this time to calculated specific sewage flows from individual parcels of land. See Benefit Zone No. 4 on the attached Benefit Zone Map. 2. Streets, Drainage, Water, Utilities and Bridges. Two distinct and separate direct benefits have been identi- fied as accruing to the lands within the assessment district for these improvements. Giving consideration to the existing approvals of tentative maps, it can be E-3 concluded that other properties under the same condi- tions would have conditions of approval similar to or the same as existing approvals. Therefore street improvements and related utilities have been divided into two direct benefits. In a given geographic area all parcels of land applying for a map approval would be required to dedicate full width right-of-way, construct full width grading, half street improvements and offsite utilities (excluding sidewalks and median landscape treatment). These improvements have been determined to be: a. Medians b. 12 feet of paving on each side of median c. Water line d. Street drainage e. Traffic signals, signing and striping f. Bridges (approximately 57%) g. Full grading of ultimate right-of-way h. Acquisition of full right-of-way The above improvements provide the needed access and backbone, utilities to all lands in a given area. This direct benefit is assessed equally on a per acre basis. Three distinct areas are identified and are shown as Benefit Zones 1, 2 and 3 on the attached Benefit Zone Map. The second direct street benefit relates to the remain- ing street improvements of: a. 2 0 feet of paving, each side b. Curb and gutter, each side c. Sidewalk, each side d. Landscaping of parkways and median e. Street lighting f. Fire hydrants g. Bridges (approxmiately 43%) The City requires in the approval process full street improvements and utilities to arterial roads that pass through a planned subdivision. Therefore the remaining street improvements provide a direct benefit to the adjoining parcels of land and the benefit is assessed on a frontage basis. Water lines and underground utilities are installed in only a portion of Cannon Road within Benefit Zone 3. Therefore, these two improvements have been separated from other improvements in Benefit Zone 3 and assigned to Benefit Zone 7 as an area benefit. E-4 3. Right-of-Way Costs. Cost of right-of-way acquisition has been included in the construction item for which the right-of-way is required. Street right-of-way is applied to the area benefit. Incidental costs were prorated to each of the benefits in accordance with each benefit's share of the total construc- tion costs. Financing costs were prorated to each of the benefits in accordance with each benefit's share of the total construc- tion, acquisition and incidental costs. In conclusion, it is my opinion that the assessments for the above-referenced Assessment District have been spread in direct proportion with the benefits that each parcel receives from the works of improvement. 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