HomeMy WebLinkAboutRES NO 91-92RESOLUTION NO. 91-92
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF BAKERSFIELD, ORDERING CHANGE AND
MODIFICATION TO ENGINEER'S REPORT FOR
ASSESSMENT DISTRICT NO. 86-2
(ASSESSMENT AND DIAGRAM AMENDMENT NO. 23)
RESOLVED, BY THE CITY COUNCIL (the "Council") OF THE CITY
OF BAKERSFIELD (the "City"), as follows:
WHEREAS, the Council did on June 4, 1986, adopt its
Resolution of Intention No. 1004 (the "Resolution") with regard to
the construction and/or acquisition of improvements (the
"Improvements") for City of Bakersfield Assessment District No. 86-
2 (the "District"); and
WHEREAS, an assessment roll (the "Assessment") and
engineer's report (the "Report") for the District were duly made
and filed with the City and, after hearing before the Council, duly
noticed and held, the Assessment and the Report were confirmed and
approved by Resolution No. 96-86, passed and adopted on July 9,
1986; and
WHEREAS, the lands identified as Assessments No. 87 and
88 of the Assessment (the "Designated Parcels") have been
subdivided by the recording of Tract No. 5144 -- Phase 1, Tract No.
5144 -- Phase 2, and Parcel Map Waiver No. 11-90, thereby creating
new lots or parcels as subdivisions of the Designated Parcels
(collectively, the "New Parcels"); and
WHEREAS, the property owners of the Designated Parcels
have requested changes and modifications to the Report and the
Assessment which will increase or decrease the existing assessment
amounts against the Designated Parcels, without increasing or
decreasing the Assessment as a whole, and have further requested
that such increased and decreased assessment amounts be
reapportioned to the New Parcels; and
WHEREAS, the Engineer of Work for the District has
prepared and submitted to this Council changes and modifications to
the Report and the Assessment as requested by the owners of the
Designated Parcels, and such changes and modifications are attached
hereto as Exhibit "A" and are fully incorporated herein by
reference; and
OR;G~NAL
WHEREAS, the respective owners of each New Parcel
affected by the proposed changes and modifications have consented
in writing to the reapportionment of the Assessment and any
increase in his or her individual assessment amount resulting
therefrom and have waived in writing the right to a public hearing
on the proposed change and modification to the Assessment and the
Report.
NOW, THEREFORE, BE IT FOUND, DETERMINED AND ORDERED AS
FOLLOWS:
1. The foregoing determinations are hereby incorporated
herein and made a part of this resolution and shall be deemed final
and conclusive.
2. The Report is hereby changed and modified as
provided in Exhibit "A" hereto, and the existing assessment amounts
of the Designated Parcels are hereby increased or decreased as
indicated in Exhibit "A", and the Assessment, as herein changed and
modified, is hereby reapportioned among the New Parcels as set
forth in Exhibit "A".
III
III
III
I HEREBY CERTIFY that the foregoing Resolution was passed
and adopted by the Council of the City of Bakersfield at a regular
meeting thereof held on the 24th day of June 1992, by the following
vote:
AYES:
NOES:
COUNCILMEMBERS: M~Dern~tt, Edwards, De/W~nd, Smith, Brunni, Peterson,
Salvaggio
COUNCILMEMBERS: None
ABSENT:
COUNCILMEMBERS: i~ne
ABSTENTIONS:
COUNCILMEMBERS: None
City Clerk and Ex Officio
Clerk of the Council of the
City of Bakersfield
APPRCVE~ ~__4~h day of June% 1992 .
APPROVED AS TO FORM:
JACKSON HARGROVE EMERICH PEDREIRA
& NAHIGIAN, B O~D COUN~
By: Don O. Neufeld / -
COUNTERSIGNED:
TTORNEY of the 'Ci~of
Bakersfield
700315DA. RiA
EXHIBIT A
ENGINEER'$ REPORT ON CHANGE AND MODIFICATION
PROCEEDINGS FOR ASSESSMENT AND DIAGRAM AMENDMENT NO. 23
CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 86-2
700388DA.E01
A - !
OR;G:~,~AL
2943RPT June 11, 1992
ENGZNEER'S REPORT
ON CHANGE AND MODIFICATION PROCEEDINGS FOR
ASSESSMENT AND DIAGRAM AMENDMENT NO. 23
CITY OF BAKERSFIELD ASSESEMENT DISTRICT NO. 86-2
TO RESPREAD, SEGREGATE AND APPORTION THE EXISTING
AMOUNTS FOR OLD ASSESSMENTS 87 AND 88 TO NEW ASSESSMENT 1255 THROUGH 1348
CREATED PURSUANT TO RECORDATION OF T~ACT 5144
PHASE 1, T~ACT S144 PNAEE 2, AND PARCEL MAP WAIVER NO. 11-90
An application has been filed with the Superintendent of Streets of the
City of Bakersfield by Fruitvale Properties/val vista Estates, Inc.
requesting the city to respread, segregate, and apportion the existing
unpaid assessment amounts on the referenced old assessments within
Assessment District No. 86-2 (AD 86-2) by a Change and Modification
pursuant to Streets and Highways Code Section 10350, et seq. All of the
affected property owners have waived statutory rights to separate notice
and hearing before the City Council on any increases or decreases in the
existing assessment amounts that may result from the requested assess-
ment respread, segregation and apportionment.
The purpose of the requested assessment respread is to adjust the share
of the Assessment 88 unpaid principal balance apportioned to Parcel B in
Parcel Map waiver NO. 11-90 (Amended Assessment 1255) to bring the Par-
cel B apportioned assessment share into conformance with the estimated
benefits the parcel will receive from the improvements financed by AD
86-2, based on the Parcel B amended zoning and proposed use. The ad-
justment to the Parcel B apportioned assessment share is proposed to be
accomplished by reapportioning 75% of the share of the Assessment 88
principal that would have been apportioned to Parcel B had it been de-
veloped into R-1 lots as part of Tentative Tract 5144. That 75% assess-
ment share will be shifted from Parcel B and then reapportioned to the
172 R-1 lots in Tract 5144 Phase 1 (TR 5144 PE 1), Tract 5144 Phase 2
(TR 5144 PH 2), and Tentative Tract 5144 Phase 3 (Ten. TR 5144 PH 3).
The proposed assessment respread will not increase the total amount of
the unpaid principal for existing Assessments 87 and 88.
In accordance with the referenced application, the undersigned has re-
spread, segregated, and apportioned the total amount remaining unpaid on
existing Assessments 87 and 88 in AD 86-2, to the new lots, parcels and
remainder parcels created by TR 5144 PH 1, TR 5144 PH 2, and Ten. TR
5144 PH 3, Parcel Map Waiver No. 11-90 (PMW 11-90) and the undivided
remainder of existing Assessment 87 (amended Assessment 1347) created by
recording TR 5144 PHi and TR 5144 PH 2 as subdivisions of portions of
existing Assessment 87. The existing Assessments 87 and 88 remaining
amounts have been respread, segregated, and apportioned in proportion to
the estimated benefits the referenced new lots, parcels, and remainders
will receive from the AD 86-2 improvements based on approved land uses,
zoning and proposed uses. The property owners have reviewed and ap-
proved the modified assessment spread method used to respread, segre-
gate, and apportion the unpaid amounts for existing Assessments 87 and
88 to their respective properties. The Assessment Numbers assigned to
each referenced new lot, parcel, and remainder are the Assessment Num-
bers shown on the Amended Assessment Diagram and Amended Assessment Roll
for AD 86-2 Assessment and Diagram Amendment No. 23. Those parcel
OR;G;NAL
amended Assessment Numbers are shown on Exhibit A, Amended Assessment
Roll, attached hereto and incorporated herein by reference. A descrip-
tion of the procedure used to respread, segregate, and apportion exist-
ing Assessments 87 and 88 is shown on Exhibit C, attached hereto and
incorporated herein by reference. A reduced, not to scale copy of the
Amended Assessment Diagram for Assessment and Diagram NO. 23 showing how
existing Assessments 87 and 88 have been subdivided and also showing the
new lot and parcel configurations, their amended Assessment Numbers, and
their lines and dimensions by reference to Maps of the Kern County
Assessor, is also attached to this Engineer's Report. A full-size copy
of said Amended Diagram is on file in the Office of the city Clerk and
is incorporated herein by reference.
The old assessment numbers, amended assessment numbers, and amended
assessment amounts (based in each case on the unpaid principal amount of
assessment effective March 1, 1992, for the 1992/93 Tax Year) are as
shown on Exhibit A Amended Assessment Roll attached hereto and incorpo-
rated herein by reference. A description of the referenced existing
Assessments 87 and 88 is included in Exhibit B, attached hereto. A
listing of the share of the original total assessment amount, by AD 86-2
Bond Series A through D, as that original assessment has been respread,
segregated, and apportioned to amended Assessments 1255 through 1348 is
shown on Exhibit D, Listing of original Assessment Amounts, attached
hereto and incorporated herein by reference.
city Council adoption of the Resolution ordering Change and Modification
to Engineer's Report for Assessment District No. 86-2 (Assessment and
Diagram Amendment No. 23) will approve the assessment respread method
described in the attached Exhibit c, will approve the Amended Assessment
Diagram for AD 86-2 Assessment and Diagram Amendment NO. 23, and will
confirm the share of the remaining principal for existing Assessments 87
and 88 that is segregated and apportioned to the new lots, parcels, and
remainder (Amended Assessments 1255 through 1348) in the amounts shown
on the attached Exhibit A, Amended Assessment Roll.
Based on the data presented herein with regard to the proposed amended
parcel assessments, parcel appraised values, and amended assessment
value to lien ratios presented in the attached Exhibit c, it is the
finding of this Engineer's Report that approval of the Amended Parcel
Assessments shown on said Exhibit A will not adversely affect the secu-
rity for the AD 86-2 series A, B, C, and D Bonds.
DATED: June 10, 1992
WILSON & ASSOCIATES
Assessment Apportionment Engineer
Assessment District No. 86-2
, R.C.E. 23269
Expires 12-31-93
2
OR;GINAL
KNGXNBER'S RSPOR~ RE:
ON CHAHGE AND MODXFXCATXON PROCEED'triGS FOR
ASSBSSHEH~ AND DXAGBAM AAiEIq~0~H'X' NO, 23
CXTY OF BAKBRSFXXET-F) ASSBS~34EIIT DXSTRXC~X' NO, 86-2
AMBJ~)XNG OLD ASSESSMENTS 87 AND 88
· O CHEATS NEW ASSSSmmU~S X2SS THROUGH 1348
PURSUAIi~ TO RECORDATXOH Of PARCEL MAP WAXVKR 11-90
EXHIBITS
A - AMENDED ASSESSMENT ROLL
B - DESCRIPTION OF OLD ASSESSMENTS
C - DESCRIPTION OF THE PROCEDUME USED TO RESPMEAD AND AMEND THE
EXISTING ASSESSMENT AMOUNTS
D - LISTING OF ORIGINAL ASSESSMENT AMOUNTS FOR AMENDED
ASSESSMENTS 1255 THROUGH 1348
REDUCED, NOT TO SCALE COPY OF THE AMENDED ASSESSMENT
DIAGRAM
OR;G;NAL
EXHIBFT A
AMENDED
ASSESSMENT ROLL
CiTY Of= BA~R,SF:IELD AS~EBSMENT DISTRICT NO,
(BUENA VISTA TRUNK SEWER/RANCHO LA~ORDE ~rAG~
2943VROL A- 1 ~ ~,' '~(~ 05-Jun -92
~.. ~
OR~G;~AL
EXHIBIT A
AMENDED
ASSEESMENTROLL
C~Y OF BAKER~FIELDASSES~MENTD~TRICTNO. 8~-.2
{BUENA VlSTATRUNKSEWER//:~ANCHOLABOROESTAGE"~A)
AMENDING OLD ASSESSMENTS 87 ~ 88
AND ADDIN (3 NEW ASSESSMENTS 125~ THROUGH 1348 CREATED BY
RECORDATION OF TRACT 5144 PHASE 1, TRACT 5144 PHA~ 2 .aND
PARCEL MAP WAIVER NO. 1 ~
(AMENDMENTS APP ROVED AS A CHAN(3E AND MODIFICATIOi~
AS~SSMENT AND DIAGRAM AMENDMENT NO. 23
SERIES A SERIES S SERIES C SERIES D SUBTOTAL TOTAL
(SEWER) (STAGE ~ (STAGE l-A) (STAGE ~ (STAGE ~ AMENDED
PROPERTY OWNER AMOUNT AMOUNT AMOUNT AM D~IN T AMOUNT ASSESSMENT
Fruitvale Pr )e~es
Frutl~ale Pm )e~ie s
Fruh'v~e Pm 3e~-tie s
FruEval® Pm ~"tle s
J~e M. Dob~tz
Fruttvale Pro~3e~es
2943VROL
A-2
0RiG~,~AL
05-Jun-92
AMENDED
ASMNT.
NUMBERS
EXHIBff A
SUBTOTAL AMOUNT APPOR. TR 5144 PH
SUBTOTAL AMOUNT APPOR. TR 5144 PH 2
2943VROL
A-3
OR;G~NAL
05-Jun-92
2943EXB June 5, 1992
EXHIBIT "B"
DESCRIPTION OF EXISTING ASSESSMENTS
AND MEW PARCELS TO WHICH THE EXISTING
ASSESSMENTS ARE TO BE APPORTIONED BY
ASSESSMENT AND DIAGRAM AMENDMENT NO. 23
CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 86-2
(BUENA VISTA TRUNK SEWER/~ANCHO LABORDE STAGE l-A)
AMENDING OLD ASSESSMENTS 87 and 88
AND ADDING NEW ASSESSMENTS 1255 THROUGH 1348 CREATED BY RECORDATION
OF TRACT 5144 PHASE 1, TRACT 5144 PHASE 2 AND PARCEL MAP WAIVER 11-90
(AMENDMENTS APPROVED AS A CHANGE AND MODIFICATION)
OLD PARCEL 1992/93 ASSESSMENT
ASSESSMENT A.P.N. FOR PRINCIPAL TO BE HOW OLD PARCEL HAS
NUMBER OLD ASSESSMENT APPORTIONED BEEN SUBDIVIDED
87
88
366-420-02-00-5 $ 387,397.07
366-420-06-00-1 403,424.39
NUMBER
OF NEW
LOTS/PARCELS
1. old Asmts. 87 and 88
have been subdivided
as follows= into 67
R-1 lots by Tr 5144 Pb 1,
24 H-1 lots by Tr 5144 Ph 2,
2 Parcels by PMW 11-90 &
i remainder parcel for
old Asmnt 87. The Asmnt
87 rem. & Par A, PWM 11-90
(New Asmnts 1347 & 1348) are
apprvd. for further subdv.
into 81 R-1 lots & 1-Sump
by Tr 5144 Ph 3. Par. B
PMW 11-90 is apprvd. for der.
as a parking lot. old Asmnts
87 & 88 are deleted from
the Assessment Roll.
A. Remainder Parcels
a. 1 Parcel (New 1347) 1
B. New Tract Lots=
a. Tract 5144 Phase i 67
b. Tract 5144 Phase 2 24
C. New Parcel MaD Parcels
a. PMW 11-90, Par A & B 2
(Asmnts 1348 & 1255)
Total Amt to Be $
Apportioned To New
Assessments
790,821.46
Total New Assessed
Lots/Parcels
Total City Lots
(not assessed)
Total New Asmnts.
Total Old Asmt.
Deleted from Roll
Net change Active
Asmnts. on Roll
94
0
94
-2
92
Unpaid assessment balance apportioned is the balance at the beginning of the
Tax Year, effective March 1, 1992, for the Series A, B, C & D Bonds.
"City Lots" identifies the number of new parcels that are or will be owned by
the city of Bakersfield and not apportioned a share of the assessment.
See Exhibit A Amended Assessment Roll and Exhibit D Engineer's Report for a
breakdown by bond series of the original total assessment amounts.
-1-
OR;G:NAL
2943EXC June 9, 1992
EXRXBIT "C"
ENGINEER'S REPORT
ON CHANGE AND MODIFICATION PROCEEDINGS FOR
ASSESSMENT AND DIAGRAM A)~JDMENT NO, 23
CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 86-2
DESCRIPTION OF TEE PROCEDURE USED TO RESPREAD~
SEGREGATE AND APPORTION TEE EXISTING ASSESSMENT AMOUMTS
FOR OLD ASSESSMEMTS 87 AND 88
TO NEW ASSESSMENTS 1255 THROUGH 1348
1. DESCRIPTION OF OLD ASSESSMENTS 87 & 88 AND OF HOW TEEY HAVE BEEN SUBDIVIDEDs
Old Assessments 87 and 88 (APN's 366-420-02-00-5 and 366-420-03-00-8) were
created by Assessment and Diagram Amendment No. 2 to apportion assessment
liens for Assessment District No. 86-2 (AD 86-2) to Lots 9 and 10 in Tract
4873-A. A portion of Assessment 88 and all of Assessment 87 have been
approved for subdivision into 172 single family residential (R-l) lots by
Tentative Tract 5144.
Bo
Tract 5144 Phase 2 (TR 5144 PE 2), recorded November 12, 1991, in Book 39
of Maps at Page 5 in the office of the Kern County Recorder (K.C.R.), has
subdivided 7.53 gross acres of the 32.65 gross acres in Assessment 87,
into 24 R-1 lots. The 24 lots in TR 5144 PH 2 are assigned Amended
Assessment Numbers 1256 through 1279 as shown on the Amended Asoessment
Diagram for AD 86-2, Assessment & Diagram Amendment NO. 23 (the Amended
Diagram for Apportionment 23) attached hereto and incorporated herein by
reference.
Tract 5144 Phase i (TR 5144 PH 1), recorded January 13, 1992, in Book 39
of Maps at Page 22, K.C.R., has subdivided a total of 32.53 gross acres in
portions of Assessments 87 and 88 into 67 R-1 lots, leaving a 13.91 gross
acre remainder of Assessment 87 and a 12.85 gross acre remainder of
Assessment 88. The Assessment 87 remainder is part of Tentative Tract
5144 Phase 3 (Ten. TR 5144 PH 3) and that parcel is approved for
development into 49 of the 81 total R-1 lots in Ten. TR 5144 PH 3. The
Assessment 87 remainder parcel is assigned Amended Assessment Number 1347
and the 67 lots in TR 5144 PH 1 are assigned Amended Assessment Numbers
1280 through 1346, as shown on the Amended Diagram for Apportionment No.
23.
The 12.85 gross acre remainder of Assessment 88 has been further divided
into two parcels (Parcels A and B) by Certificate of Compliance for Parcel
Map waiver NO. 11-90 (PMW 11-90), recorded on February 18, 1992, as
Document No. 021487 of official Records of the Kern County Recorder
(O.R.). Parcel B, the southwesterly 3.93 gross acres of the 12.85 acre
Assessment 88 remainder, has been approved for development as a parking
lot to serve the existing light manufacturing facility on the property
adjacent to the south boundary of Parcel B. Parcel A is approved for
development into 32 R-1 lots and i storm drainage sump as part of Ten. TR
5144 PH 3. Parcel A is assigned Amended Assessment Number 1348 and Parcel
B is assigned amended Assessment Number 1255, as shown on the Amended
Diagram for Apportionment No. 23.
c-1
PURPOSE OF THIS ASSESSMENT REBPREAD, SEGREGATION AND APPORTIOIDiEHT:~
3e
An application has been filed with the Superintendent of Streets of the
city of Bakersfield (the superintendent of Streets) by Fruitvale
Properties/val vista Estates, Inc. requesting the city to raspread,
segregate and apportion the existing unpaid assessment principal balance
for Assessments 87 and 88 to the above described lots, parcels and
undivided remainder parcels created by the recording of TR 5144 PH 1, TR
5144 PH 2 and PHW 11-90.
The purpose of the requested assessment raspread is to adjust the share of
the Assessment 88 unpaid principal balance apportioned to Parcel B in PMW
11-90 (Amended Assessment 1255), to bring the Parcel B apportioned
assessment share into conformance with the estimated benefits the parcel
will receive from the improvements financed by AD 86-2, based on the
Parcel B amended zoning and proposed use. The adjustment to the Parcel B
apportioned assessment share is proposed to be accomplished by
reapportioning 75% of the share of the Assessment 88 principal that would
have been apportioned to Parcel B had it been developed into R-1 lots as
part of Ten. TR 5144. That 75% assessment share will be shifted from
Parcel B and then reapportioned to the 172 R-1 lots in TR 5144 PH 1, TR
5144 PH 2 and Ten. TR 5144 PH 3. The proposed assessment raspread will
not increase the total amount of the unpaid principal for existing
Assessments 87 and 88.
All of the current owners of the lots, parcels and remainder parcel
created by the referenced subdivisions of Assessments 87 and 88 have
waived statutory rights to separate notice and hearing before the city
Council, on any increases or decreases in the existing assessment amounts
apportioned to their properties that may result from the requested
assessment raspread, segregation and apportionment.
The proposed raspread, segregation and apportionment of existing
Assessments 87 and 88 is to be made as a Change and Modification to the
Engineer's Report for AD 86-2, pursuant to Streets and Highways Code
Section 10350 et seq.
DESCRXP~XON OF METNOD OF ASSESSME'd~ RBSpRBAD, SBGR~GATXOMAI~D APPORTXOBMEN~ FOR
EXISTING ASSESS~'~IITS 87 & 88:
The scope of improvements financed by AD 86-2 and assessed to existing
Assessments 87 & 88 includes the Buena Vista Trunk Sewer (the "BVTS#) and
Street/Utility Improvements that are being installed in a portion of the
Riverlakes Ranch including Bagsman Road within Tract 4873-A (the 'Stage 1-
A Improvements-). The Hagsman Road frontage along the north boundaries of
Assessments 87 and 88 has been developed to its full planned width by AD
86-2, including four-lane, median-divided street, walls, sidewalk and
landscaping.
The BVTS was funded by the sale of the AD 86-2 Series 'A" Bonds. The cost
of the BVTS was assessed to all of the properties in AD 86-2, including
existing Assessments 87 & 88. The Stage 1-A Improvements benefit Tract
4873-A that includes existing Assessments 87 & 88, and also a portion of
the Riverlakes Ranch Planned Comunity. The cost to install the Stage 1-A
Improvements iz funded by the AD 86-2 Series #B', "C# and 'D# Bonds.
The original assessment amounts apportioned to existing Assessments 87 &
88 were calculated as follows:
as
BVTS Sewer - The sewer cost was assessed to Assessments 87 & 88 in
two (2) parts, pursuant to AD 86-2 Apportionment NO. 2 that
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OR;G~AL C~
apportioned a share of original Assessments 15, 16 and 17 to the new
lots in Tract 4873-A as follows=
(1) BVTS Availability Charue
The BVTS Availability Charge apportioned a share of the BVTS
cost as an equal charge for each estimated Equivalent
Residential Dwelling unit (EDU) of sewer capacity needed to
serve full parcel build-out. Parcel EDU's were estimated based
on the parcel land uses shown on the Rancho Laborde Specific
Plan ("Laborde Plan"). Assessment 87 & 88 were assessed at
their maximum permitted density of 5.0 dwelling units per gross
acre. A 163 unit estimated build-out density was used to
apportion an AD 86-2 assessment share to Assessment 87 and a
build-out density of 170 units was used for the Assessment 88
apportionment, for a combined total of 333 units and 333 EDU.
(2) BVTS Area Charqe
All AD 86-2 benefited parcels were also assessed a per acre cost
share as a trunk sewer capacity development charge. Assessments
87 & 88 were apportioned the area charge, based on their gross
areas to street centerline.
Stage 1-A Improvements - The cost of Stage 1-AArea improvements was
assessed to only those AD 86-2 parcels located within the Stage 1-A
Benefit Zone. Assessments 87 & 88 are located in that zone and were
assessed a share of the cost of those improvements in two (2) parts,
described as follows:
(1) staqe 1-A vehicle Trip Generation Charge
The total Equivalent Residential Dwelling Unit Vehicle Trips Per
Day were estimated for each Stage 1-A Benefit Zone parcel, or
parcel portion, using estimated Daily vehicle Trip Rate Factors
for each type of land use. The cost of the arterial street
section (two inside travel lanes & median island) was assessed
under this benefit category. This cost was assessed as an equal
charge per R-1 dwelling unit at build-out density estimated for
Assessments 87 & 88, using the above stated estimated total
build-out units of 163 and 170.
(2) Street Availability Area charqe
Each Stage 1-A Benefit Zone parcel was assessed an additional
Stage 1-A Improvement cost share at an equal charge per parcel
gross acre. This assessment category included the cost to
construct the outside travel/parking lanes, sidewalks,
landscaping, and walls for Hagsman Road in Tract 4873-A.
All of the above assessment charges include improvement construction
and incidental costs.
The existing assessment amounts for Assessments 87 and 88 were segregated
and apportioned to those two lots and all of the other lots in Tract 4873-
A, by AD 86-2, Assessment and Diagram Amendment No. 2. The amount
apportioned per build-out EDU to the Tract 4873-A lots was revised by
Apportionment No. 2 to bring the Tract 4873-A lot assessment calculations
into conformance with an increase in the estimated build-out EDU's and
Daily Vehicle Trips for each new lot, from those values used to calculate
the original assessments for the parcels identified as original
Assessments 15, 16, & 17. To complete that apportionment, the total
C-3
OR;~:NAL
amounts assessed to each parcel for the BVTS Availability Charge and Stage
1-A Vehicle Trip Generation charge were combined and reapportioned to each
Tract 4873-A lot, based on their combined total EDU'S and Vehicle Trips.
Since estimated build-out units were increased in Apportionment No. 2 from
those used in the original assessment spread, the resulting assessment
unit charges per EDU and vehicle Trip were recalculated at a lower rate.
However, because Tract 4873-A lot gross areas to street centerline were
used in the Apportionment No. 2 calculations, there was no change in the
unit charge amounts for the two assessment shares apportioned by parcel
gross acres.
DEECRXPTXON OF ASSESSMENT RESPREAD J~'THOD USED TO CAL~JLATE ASSESSMENTS FOR TR
5144 PE 1, TR 5144 PH 2, M 11-90 AND REMAINDER PARCEL ASSESSMENTS
Apportionment of Assessment to Parcel B, PMW 11-90 (Amended Assessment
1255)
The property owner/subdivider request for a raspread of the
Assessments 87 and 88 assessment amounts is based on the following
observations as presented in a January 8, 1992 letter from Fruitvale
Properties/Val Vista Estates, Inc. to the City Public works Director:
(1)
On July 5, 1990 the Bakersfield Planning commission approved and
adopted a Negative Declaration on Zone Change 5036 (#RZ 5036")
for PMW 11-90. RZ 5036 changed the zoning for Parcel B, PMW 11-
90 from R-1 to parking for the purpose of creating a sound and
aesthetic buffer between the southerly boundary of Lot 10 in
Tract 4873-A (existing Assessment 88) and the existing light
industrial use site adjacent to the south boundary of Lot 10.
This change in use was made to benefit the new lots approved for
development by Tentative Tract 5144 that includes all of the
remaining portion of Lot 10 (existing Assessment 88) not in
Parcel B, PMW 11-90 and all of Lot 9 (existing Assessment 87).
(2)
The referenced letter further stated that the Parcel B zone
change, additional restrictions to access rights to the site,
and a requirement that the site drainage be discharged to a sump
on the adjacent property have greatly diminished the benefits to
Parcel E from the AD 86-2 improvements as their costs have been
assessed to Lots 9 and 10 (existing Assessments 87 and 88).
(3)
Fruitvale Properties/Val vista Estates has further estimated the
reduction in Parcel B benefits to be approximately 75% of the
benefit and cost share of the AD 86-2 improvements that would
have been apportioned to the property, had the property been
developed as part of the Tentative Tract 5144 R-1 subdivision
with single family, residential lots.
(4)
Accordingly, they have requested that 75% of the total share of
the Assessment 88 remaining principal that would have been
apportioned to Parcel B as R-1 subdivision property, be first
shifted to the Assessment 88 remainder left after creating the
Parcel B parking lot site. They have further requested that the
amended amount of the Assessment 88 remainder (designated
Assessment 88-A on the Amended Diagram for Apportionment 23) be
combined with the Assessment 87 remaining principal and that
combined amount then be reapportioned to the Tentative Tract
5144 lots.
b6
The Parcel B, PMW 11-90 (amended Assessment 1255) apportioned
assessment amount has, therefore, been calculated as follows=
C-4
OR;GINAL
Be
(1)
(2)
The 170 dwelling units estimated as the build-out potential for
existing Assessment 88 were apportioned to Parcel B, PMW 11-90
(Amended Assessment 1255) and to the remainder of Assessment 88
(amended Assessment 88-A). Assessment 88-A was allocated 150
units and Assessment 1255 allocated 20 units. The originally
assessed costs totals for each Assessment 88 benefit category
(BVT$ Area/EDU, Stage 1-A Area/Vehicle Trip Benefit Categories)
were then apportioned to amended Assessments 1255 and 88-A.
Then 75% of the amount apportioned from each Assessment 88
benefit category to Assessment 1255 has been shifted to
Assessment 88-A. The remaining 25% of the amended assessment
amount is proposed for apportionment to amended Assessment 1255
as shown on Exhibit A, Amended Assessment Roll, attached to the
Engineer,s Report for Assessment and Diagram Amendment NO. 23.
Respread of Assessment 87 and Assessment 88-A Remaining Principal to TR
5144 PH 1, TR 5144 P~ 2, and Tentative TR 5144 PH 3.
The original assessment share for each benefit category of
Assessments 87 and 88-A were combined and reapportioned to TR 5144 PH
1, TR 5144 PH 2, the remainder of Assessment 87 (amended Assessment
1347) and the remainder of Assessment 88-A (amended Assessment 1348
being Parcel A, PMW 11-90). Assessments 1347 and 1348 are approved
for subdivision by Tentative TR 5144 PH 3 with a total of 81 R-1 lots
and 1 sump. The actual or approved R-1 lots and gross area to street
centerline for each TR 5144 phase were used to reapportion the
combined total amounts of the Assessments 87 and 88-A benefit
category assessments to %hose four areas.
The total amount per benefit category apportioned to the TR 5144 PH 1
and TR 5144 PH 2 development areas was then apportioned to the new
lots in each of the tracts as follows:
(1) TR 5144 PB 1 - Amended Assessments 1280 through 1346.
The total amounts apportioned to the TR 5144 PH 1 site as
BVTS Availability and Stage 1-A benefit categories have
been re-apportioned as an equal share to each TR 5144 PH
lot.
ii.
The amounts apportioned to the TR 5144 PHi site as area
charge for the BVTS and Stage 1-A Area improvements have
been reapportioned to the TR 5144 PH 1 lots based on lot
area, because of the wide range of lot sizes within TR 5144
PH 1. The lots in TR 5144 PH 1 vary in size from 13,214
sq. ft. to 22,867 sq. ft.
(2) TR 5144 PH 2 - Amended Assessment 1256 Through 1279
The total amounts apportioned to the TR 5144 PH 2 site as
BVTS Availability and Stage 1-A Trip Generation benefit
categories have been reapportioned to the lots as an equal
share per lot.
ii.
The amounts apportioned to the TR 5144 PH 2 site area
charge benefit categories for BVTS and Stage 1-A
improvements have also been reapportioned to the TR 5144 PB
2 lots as an equal cost share per lot, because lots in this
phase of the tract are approximately equal in frontage and
size, except for cul-de-sac lots that are irregular in
shape and size. Therefore, it is the finding of this
C-5
OR;G;NAL
Co
assessment apportionment that the TR 5144 PH 2 lots will
receive an equal benefit from the area charge improvements
and, accordingly, the cost of those improvements is also
apportioned in an equal amount per lot.
Future apportionment of Assessments 1347 and 1348 to Tentative TR
5144 PH 3 lots: Fruitvale Properties/val Vista Estates, Inc. has
requested that the Tentative TR 5144 PH 3 lots be apportioned an
equal share per lot of the total BVTS and Stage 1-A area charge
benefit categories. The lots in Tentative TR 5144 PH 3 are also
approximately equal in frontage and size, except cul-de-sac lots that
are irregular in shape. Accordingly, as for TR 5144 PH 2, each lot
will receive an equivalent benefit from the area charge improvement
costs apportioned to amended Assessments 1347 and 1348.
Increases and Decreases in Lot and Parcel Assessments Pursuant to This
Assessment Raspread.
The unpaid assessment amount apportioned to each lot in TR 5144 PH 1,
TR 5144 PH 2, PMW 11-90 (amended Assessment 1255 and 1348) and the
Assessment 87 remainder (amended Assessment 1347) are shown on
Engineer's Report Exhibit A, Amended Assessment Roll
If the assessment shift from Parcel B PMW 11-90 (amended Assessment
1255) were not made, the total amount assessed to amended Assessment
1255, to the TR 5144 PHi and TR 5144 PH 2 sites, and to amended
Assessments 1347 and 1348 (Tentative TR 5144 PH 3) would be as shown
below in Table C-1. The amounts proposed to be apportioned to each
of these subdivision sites and to Assessment 1255 by this Assessment
and Diagram Amendment No. 23 are also shown on Table C-1, along with
the increase or decrease in the amount apportioned to each site that
will result from approval of the assessment shift proposed by this
Amendment No. 23.
Reference to Table C-1 shows that the total amount apportioned to
each TR 5144 phase site is increased by 4.71% above the amount that
would have been apportioned to each site, if the assessment shift
from amended Assessment 1255 were not made.
3. AMENDED ASSESSMENT VAL~E TO LIEN ~ATIOS
An appraisal has been prepared by Bruce A. Beaudoin, MAI, eRA, ARA, that
included a valuation of the tentative TR 5144 PH 3 site (amended Assessments
1347 and 1348) and the TR 5144 PH 1 and PH 2 subdivisions. The appraisal
values the Tentative TR 5144 PH 3 property at $39,000/ac for a total value of
$878,000. That value is apportioned to amended Assessments 1347 and 1348
proportionately to their gross acreages of 13.91 acres and 8.92 acres,
respectively. Their apportioned values are $535,000 for Assessment 1347 and
$343,000 for Assessment 1348.
TR 5144 PHI and TR 5144 PH 2 are both completed. One lot has been sold in TR
5144 PH 1, and 16 lots have been sold in TR 5144 PH 2. The referenced
appraisal by Mr. Beaudoin stated a value for the completed TR 5144 PHi of
$3,250,000 and a value for the completed TR 5144 PH 2 of $840,000.
C-6
OR;GJt~A/
AMENDED ASSMENT.
PARCEL OR
TR 5144 PHASE
1255
(Parcel B,
PMW 11-90)
1256-1279
(TR 5144 PH 2)
1280-1346
(TR 5144 PE 1)
1347
(Per Ten. TR
5144 PH 3)
1348
(Per Ten TR
5144 PH 3)
TR 5144 TOTALS:
TABLE
COMPARISON OF AMO%.~NTS APPORTIONED TO
TR 5144 PH 1, 2, & 3 AND TO
PMW 11-90, WITH A~D WZTHOUT THE SHIFT OF
ASSESSMENT FROM PARCEL B, PMW 11-90
(Ai4AmuED ASSESSMENT 1255)
APPORTIONED SHARE ASSESSMENTS 87 & 88 INCREASE OR
WITH #1255 WITHOUT %1255 DECREASE PER
SHIFT/RESPREAD SHIFT/REEPREAD SHIFT/RESPREAD
PERCENT
INCREASE
OR DECREASE
11,701.01 46,804.02 (-35,103.01) (75.00%)
94,633.90 90,368.02 4,265.88 4.72%
384,970.27 367,638.78 17,331.49 4.72%
182,186.95 173,971.84 8,215.11 4.72%
117,329.33 112,038.80 5,290.53 4.72%
$779,120.45 $744,017.44 $35,103.01
Net Change in Total Assessment: $0.00
Note:
Assessment amounts shown on Table C-1 are the apportioned share of the
existing Assessments 87 & 88 remaining principal effective 3/1/92 for the
beginning of the 1992/93 tax year.
c-7
The value to lien ratios for each of the subdivision sites, based on their
apportioned shares of the existing unpaid balance for existing Assessments 87 and 88
is as shown on Table
TR 5144
Phase Sites
1256-1279
(TR 5144 PH 2)
1280-1346
(TR 5144 PE 1)
1347
(Per Ten. TR
5144 PH 3)
1348
(Per Ten TR
5144 PE 3)
TOTALS=
TABLE C-2
A~E~DED ~SES~ENT--VALU~ TO L'rEN I~%TIOS
Amended Appraised Ratio Value
Assessment Site to
(Elf. 3/1/92) value Lien
94,633.90 840,000.00 8.88 to 1.0
384,970.27 3,250,000.00
8.88 to 1.0
182,186.95
535,000.00
2.94 to 1.0
117,329.33
343,000.00
2.92 to 1.0
$779,120.45 $4,968,000.00
6.38 to 1.0
5o
The Value to Lien Ratio ("V/L") for Assessments 1347 and 1348 would be 3.08 to
1.0 and 3.06 to 1.0, without the proposed shift in assessment from Assessment
1255 and respread of that shifted amount. The total amended V/L for the TR
5144 PH 1, PH 2, and PE 3 sites is 6.38 to 1, which exceeds the City policy
for a 3.0 to 1 overall minimum V/L for an infrastructure bond financing
program. Therefore, approval of this change and modification to effect the
requested assessment respreed, segregation, and apportionment is recommended.
ENGXNEER'S REPORT CERTXFX~ATION
I herewith certify that the Amended Assessments shown on Engineer's Report
Exhibit A, Amended Assessment Roll, have been calculated as described herein
and are apportioned to each parcel in direct proportion to the estimated
benefits each parcel will receive from the AD 86-2 Improvements, based on
current parcel land uses and zoning.
PREPARED BY:
WILSON & ASSOCIATES
FRESNO, CALIFOREIA
EDWARD J. WILSON, R. C. E. 23269 (Expires 12-31-93)
ASSESSMENT ENGINEER, ASSESSMENT DISTRICT NO. 86-2
Date:
c-8
AMENOED
ASMNT
NUMBERS
(APN)
AMENDED
PROPERTY OWNER
NAME/ACORESS
ORIGINAL
9ERIES D
(STAGE
AMOUNT
2943EXD
D-1
04-Jun-92
LISTING OF ORIGI~IAL A~ES~MENT AMOUNTS FOR
AMENDED ASSESSMENTS 1255 THROJGH 1348
CffY OF BAKERSFIELD ASSESSMENT DiSTRICT NO. ~
(BUENA VISTA TRUNK SEWER/RANCHO LABORDE STAGE
COUNTY OF K~RN, CALIFORNIA
2943EXD
DATE:
D-2
3O
AMENDED
ASSESSMENT DIAGRAM OF
CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO, 86-2
CounL¥ of Kern, California
ASSESSMENT and DIAGRAM AMENDMENT NO. 23
BY
AMENDED
ASSESSMENT DIAGRAM OF
CITY OF BAKERSFIELD ASSESSIIENT DISTRICT NO. 88-2
County of Kern, California
~TC~ UN[
ASSESSMENT DIAGRAM OF EXISTING ASSESSMENTS
87 AND 88, AND
INDEX MAP OF AMENDED DIAGRA~ SHEET 3
4
WILSON
A$$OCIATgS
AMENDED
ASSESSMENT DIAGRAM OF
OF BAKERSFIELD ASSESSUENT DISTRICT No. 88-2
Count), of Kern, California
HAGEMAN ROAD
P W 11-90
L
AMEI{D~I) D~GPaOdOFNEII*ASSESSMEI~J
88-AAND 1255
SEE SHEET ¢ FOR .~4ENDED D~GRAU OF
ASSESSMENTS 88-A AND 1256
LEGEND
N<)R~H UN[ OF PARCEL A P~.~ 11-90
AMENDED
~,.so~v * ASSESSMENT DIAGRAM OF
&SSOC~4r~S
,,,,,, m ~ ~ ~,, CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 86-2
iw*}~-~ County of Kern, California
HAGEMAN ROAD
-~E ]/4 COR
SEC 1 6
SEC 16
AMENDED DIAGRA)/ OF ~ ~
1347 AND 1348 AS THE REIIAINDER P,UtCI~
FROM THE SUBDIVISION OF ASSESSMENTS 87 AND 88-A
BY TRACT 5144 PHASES I AND II, AND INDEX
FOR ~D DIAGRAV ~ ,5 AND 6
OC, ITYo.~
~SSOChI?E$
LEGEND
BOUNOARy LINE BCc~R~£N pORTiONS O~ i~SESS~NI~ BI
AMENDED
ASSESSMENT DIAGRAM OF
CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO 86-2
County of Kern, California
HAGE, MAN ROAD
366-57
0
AMENDED DIAGRAM OF NEt ASSESSMENTS
1258 THROUGH 1279 IN
TRACT NO. 5144 PHASE H
LEGEND
AMENDED
ASSESSMENT DIAGRAM OF
CITY 0F BAlfl~RSFIELD ASSESSMENT DISTRICT NO. 86-2
County of Kern, California
HAGEMAN ROAD
366-59 366-60
AJ~NDED DIAGRAR OF NEW ASSESSMEN'~
1280 THROUGH 1346 n4
TRACT NO. 5144 PHASE I
AMENDED
ASSESSMENT DIAGRAM OF
CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 86-~2
County of Kern, California