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HomeMy WebLinkAbout96-1 Engineers Report~ ~ ~ •, Il.'~l"7~llal.~i]L'iA''~.9~ ~~~Y~i ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) AS FILED FOR FINAL APPROVAL CITY OF BAKERSFIELD Mayor and Citv Council Bob Price, Mayor Irma Carson, Councilmember First Ward Patricia DeMond, Vice Mayor, Councilmember Second Ward Patricia M. Smith, Councilmember Third Ward Kevin McDermott, Councilmember Fourth Ward Randall L. Rowles, Councilmember Fifth Ward Jacquie Sullivan, Councilmember Sixth Ward Mark C. Salvaggio, Councilmember Seventh Ward . it S ff Alan Tandy, City Manager Judy Skousen, City Attorney Pamela A. McCarthy, Acting City Clerk Raul M. Rojas, Public Works Director Gregory Klimko, Finance Director BOND COUNSEL Samuel A. Sperry Orrick, Herrington & Sutcliffe San Francisco, California ASSESSMENT ENGINEER Ed Wilson Wilson & Associates Fresno, California N0. 23269 ~ gyp, 23.1~t ~~~rti _ CIVIL/ APPRAISER Michael L. Launer Launer & Associates Bakersfield, California UNDERWRITER Robert L. Williams, Jr., Vice President Sutro & Company San Francisco, California DISCLOSURE COUNSEL Robert M. Haight Haight & Weist Scotts Valley, California ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) CERTIFICATE OF FILING AND CONFIRMATION OF ASSESSMENT I, Pamela A. McCarthy, Acting City Clerk of the City of Bakersfield, do hereby certify that the following "ENGINEER'S REPORT, CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1," including the Assessment and Assessment Roll in the amounts set forth therein as the "Preliminary Assessment," with the Assessment Diagram attached thereto, was filed with me on the ~d ~' day of , 1996, for preliminary approval on September 11, 1996, by City Council Resolution No. lDl~-9 Pamela A. McCarthy, Acting City rk City of Bakersfield, California I have prepared this Engineer's Report for final approval and do hereby certify that. the amount set forth herein as the "Confirmed Assessment" on Exhibit A, attached hereto, has been computed by me in accordance with the order of the City Council of the City of Bakersfield contained in a Resolution of Intention adopted as Resolution of Intention No. 1151 on August 21, 1996. ~--~, v.~ Edward J. Wilson, R.C.E 23269 Assessment Engineer, Assessment District No. 96-1 I, Pamela A. McCarthy, Acting City Clerk of the City of Bakersfield, do hereby certify that the following "ENGINEER'S REPORT, CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1" and the Confirmed Assessment contained therein were approved by the City Council of the City of Bakersfield on the ~ day of d~~-1~_w.lvn 1 , 1996, by Council's adoption of Resolution No. la$-9~O . Pamela A. McCarthy, Acting City erk City of Bakersfield, California I, Raul M. Rojas, as Director of Public Works of the City of Bakersfield, do hereby certify that a certified copy of the following "ENGINEER'S REPORT, CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1," itohgethe with the Assessment Diagram attached thereto, was recorded in my office on the day of +yOt)(~.PN , 1996. Director f Public Works City of Bakersfield, California On () ~ b , 1996, the Assessment Diagram was sled in Book _~ of Maps of Assessment and Community Facilities Districts at GPages ~ through ~, and a Notice of Assessment was recorded as Document No. I ~ (n -- ~~~,~ /~' of Official ecords in the office of the County Recorder of the County of Kern, Cali ornia. ~ u County Recor er County of Kern, California 29240CER -i- 9/4/96 TABLE OF CONTENTS ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) DESCR_jP'i'ION PAGE Certificate of Filing Engineer's Report and Confirmation of Assessment .............. i Table of Contents ................................................. ii SECTIONS SECTION I ASSESSMENT DISTRICT PURPOSE, GENERAL DESCRIPTION OF BOUNDARIES AND BENEFIT ZONES, AND ENGINEER'S REPORT SUBMITTAL STATEMENT ..................... I-1 Assessment District Purpose ............................... I-1 General Description of Boundaries and Assessment Areas ........... I-2 Special Community Facilities District Tax Lien .................. I-3 Environmental Review Status .............................. I-4 Engineer's Report Submittal Statement ........................ I-4 Description of Engineer's Report Exhibits A, B, and C ............. I-7 SECTION II GENERAL DESCRIPTION OF WORK AND ACQUISITIONS ...... II-1 Project Description .................................... II-1 Description of Project Improvements, Incidental Work, and Annual Assessment ...................................... II-1 General Description of AD 96-1 Improvement Acquisitions ......... II-2 General Description of AD 96-1 Improvement and Assessment Proceeding Incidental Work and Expense ................... II-6 General Description of Proposed Annual Assessment .............. II-7 SECTION III PROPOSED ASSESSMENT OF ESTIMATED IMPROVEMENT ACQUISITION COSTS AND EXPENSES ..............~ .. III-1 Report Requirements .................................. III-1 Proposed Assessment of Estimated Improvement Acquisition Costs and Expenses ........................ III-2 Statement of Total Assessment ........................... III-2 Statement of Maximum Annual Parcel Assessment for Recovery of Assessment District Administration Costs and Expenses ........ III-4 Bond Declaration .................................... III-5 29240TOC -11- 10/25/96 DESCRIPTION PAGE REPORT EXffiBITS EXHIBIT A Assessment Roll EXHIBIT B TABLE B-I Engineer's Estimate of Total Cost and Assessment TABLES B-II Engineer's Itemized Estimate of Improvement Acquisition Cost- TABLE B-II-A Summary of Brimhall II, Spring Meadows, Fairways, and Campus Park Areas Improvements to Be Acquired TABLE B-II-B Brimhall II Area Improvements to Be Acquired (Revised Tentative Tract No. 5489 Phases C-F Off-site Improvements) TABLE B-II-C Spring Meadows Area (Tract No. 5544 Phase D) Improvements to Be Acquired (Verdugo Lane Improvements) TABLE B-II-D Fairways Area Improvements to Be Acquired (Calloway Dr. Frontage, On-site Sewer and Stockdale Hwy. Access Road Improvements) TABLE B-II-E Campus Park Area Improvements to Be Acquired (Proposed Vesting Tentative Tract 5848 On-site Improvements) TABLE B-III Remaining Principal and Bond Call Expenses for Payoff of Existing Assessment District No. 82-1 Assessments EXHIBIT C TABLE C-I Consolidated Tabulation of Parcel Assessment Data TABLE C-II-A Details of Brimhall II Area Estimated Assessment Reallocations for Proposed Development per City Code Section 13.08.070 TABLE C-II-B Details of Spring Meadows Area Estimated Assessment Reallocations for Proposed Development per City Code Section 13.08.070 TABLE C-II-C Details of Fairways Area Estimated Assessment Reallocations for Proposed Development per City Code Section 13.08.070 TABLE C-II-D Details of Campus Park Area Estimated Assessment Reallocations for Proposed Development per City Code Section 13.08.070 TABLE C-III-A Details of Brimhall II Area Estimated Benefit Assessment Allocations for Proposed Development TABLE C-III-B Details of Spring Meadows Area Estimated Benefit Assessment Allocations for Proposed Development 29240TOC -iii- 10/25/96 DESCRIPTION PAGE TABLE C-III-C Details of Fairways Area Estimated Benefit Assessment Allocations for Proposed Development TABLE C-III-D Details of Campus Park Area Estimated Benefit Assessment Allocations for Proposed Development TABLE C-IV-A Comparison of Brimhall II Area Benefit Assessment Allocation and Assessment Reallocation per City Code Section 13.08.070 TABLE C-IV-B Comparison of Spring Meadows Area Benefit Assessment Allocation and Assessment Reallocation per City Code Section 13.08.070 TABLE C-IV-C Comparison of Fairways Area Benefit Assessment Allocation and Assessment Reallocation per City Code Section 13.08.070 TABLE C-IV-D Comparison of Campus Park Area Benefit Assessment Allocation and Assessment Reallocation per City Code Section 13.08.070 EXHIBIT D DESCRIPTION OF ASSESSMENT SPREAD METHOD ................. . Introduction ............................................... . Assessment District Purpose .................................... . Authorization for Assessment Reallocations .......................... . Description of Assessment Reallocation Method ........................ . Calculation of Reallocated Assessments ............................. . Description of Benefit/Cost Based Assessment Allocation Method ............ . Comparison of Reallocation Method and Allocation Method Assessment Spread Results ........................................ . Assessment Engineer's Statement of Findings on the Assessment Spread Method . . Assessment Proceeding Incidental and Bond Issuance Cost Allocation ........ . Assessment Apportionments to Future Subdivisions .................... . Assessment Engineer's Certification of the Assessment Spread Method ........ . EXHIBIT E Map No. 1 Showing Brimhall II and Spring Meadows Areas Improvements Map No. 2 Showing Fairways Area Improvements Map No. 3 Showing Campus Park Area Improvements D-1 D-1 D-1 D-1 D-3 D-6 D-7 D-16 D-17 D-17 D-18 D-20 29240TOC -lV- 10/25/96 DESCRIPTION PA E REPORT APPENDICES APPENDIX A Map of Proposed Boundaries (On file with the City Clerk of the City of Bakersfield; reduced, not to scale, copy attached) APPENDIX B Assessment Diagram (On file with the Ciry Clerk of the Ciry of Bakersfield; reduced, not to scale, copy attached) APPENDIX C List of Names and Addresses of Property Owners APPENDIX D Summary of Changes Made to the Assessment District No. 96-1 Engineer's Report "Preliminarily Approved" by Ciry Council Resolution No. 106-96 on September 11, 1996 29240TOC -v- 10/25/96 ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) SECTION I ASSESSMENT DISTRICT PURPOSE, GENERAL DESCRIPTION OF BOUNDARIES AND ASSESSMENT AREAS AND ENGINEER'S REPORT SUBMITTAL STATEMENT ASSESSMENT DISTRICT PURPOSE Assessment District No. 96-1 (Brimhall II, Spring Meadows, Fairways, and Campus Park), hereafter referred to as "AD 96-1," has been formed by the Ciry Council of the City of Bakersfield (the "City Council") in response to a Petition submitted by Castle. & Cooke California, Inc. (hereafter referred to as the "District Proponent") who,. at the time the Petition was filed, was the owner of more than 60% of the land area proposed to be assessed as part of the AD 96-1 proceedings. The Petition is on file in the office of the City Clerk of the Ciry of Bakersfield (herein "City Clerk") along with a Certificate signed by the Ciry Director of Public Works attesting to its sufficiency under the requirements of the California Streets & Highways Code. The Petition was accepted by the Ciry Council on August 21, 1996, by Council's adoption of its Resolution No. 98-96, Accepting Petition and Determining to Undertake Special Assessment Proceedings - Assessment District 96-1. AD 96-1 has been formed for the purpose of financing the cost of acquisition and/or construction by the Ciry of Bakersfield (the "Ciry") of certain street, water, sanitary sewer, and storm water drainage infrastructure improvements. A description of the AD 96-1 boundaries and of the properties to be apportioned a share of the total cost proposed to be assessed under the AD 96-1 proceedings is presented below. A detailed description of the improvements proposed to be acquired and of related incidental costs and expenses proposed to be funded by AD 96-1 is presented in Section II of this report and a statement of the total assessment and of the amount proposed to be approved as an annual administrative assessment for AD 96-1 are presented in report Section III. A detailed description of the method developed for allocating the AD 96-1 costs among the assessed parcels is presented in the attached Exhibit D. All of the AD 96-1 properties are located within the existing Corporate Limits of the City of Bakersfield (the "City Limits"). The improvement acquisition and incidental costs to be fmanced by AD 96-1 will be spread to the assessed parcels pursuant to Bakersfield Municipal Code ("Municipal Code") Sections 13.08.06 and 13.08.070-Benefit Spread, added to the Municipal Code on April 5, 1995, by Council's adoption of Ordinance No. 3643. Section 13.08.070 provides for the use of "... an alternate method and rate of assessment reallocating assessments to alternate properties." 29240FER.I I-1 10/25/96 GENERAL DESCRIPTION OF BOUNDARIES AND ASSESSMENT AREAS AD 96-1 is a collection of four separate community areas in southwest Bakersfield that are identified on the AD 96-1 Boundary Map and in this report and assessment as: 1. Brimhall II Area, generally bounded by Brimhall Road on the south and Old Faun Road on the west and located about one-quarter mile west of Jewetta Avenue (58 acres); 2. Spring Meadows Area, located about one-quarter mile south of Brimhall Road and adjacent to the west right of way line for Verdugo Lane. The Spring Meadows Area includes all of the 39 existing single-family residential lots ("R-1 lots") in Tract No. 5544-Phase D (13 acres); 3. Fairways Area, located one-half mile south of Brimhall Road and one-half mile east of Allen Road and generally bounded by the Kern River on the south, Calloway Drive on the east, the right-of--way for the future Kern River Freeway on the north and the Rio Bravo Canal on the west (250 acres); and 4. Campus Park Area, located southeast of the Old River Road and Campus Park Drive intersection and bounded on the west by the future alignment for the southerly extension of Old River Road, on the south by the Southern Pacific Railroad right-of--way and existing Pacheco Road, on the east by the existing Tract No. 4601, Tract No. 4619, and Tract No. 4620 R-1 subdivisions, and on the north by Campus Park Drive (53 acres). The district spans a distance of about 4.5 miles, from the Brimhall II Area located at its northwest limits to the Campus Park Area in the southeast. Each of the four district areas is involved in various stages of the land development process ranging from parcels currently going through the site development planning, entitlement approval, and subdivision approval processes, as is the case for the Brimhall II, Fairways and Campus Park Areas, to the Tract No. 5544-Phase D existing R-1 subdivision lots in the Spring Meadows Area. As of the date of filing the Engineer's Report for AD 96-1 (hereinafter referred. to as the "Engineer's Report") for final approval by the City Council, all of the lots and parcels proposed to be assessed a share of the AD 96-1 improvement acquisition cost were owned by the District Proponent. AD 96-1 will finance the acquisition of various "off-site" and/or "in-tract" subdivision improve- ments and related incidental costs, where those improvements are either already required or are expected by the District Proponent to be required to be installed as conditions of final subdivision or site plan approvals within the four AD 96-1 community areas. Each of the four community areas is a separate assessment area within AD 96-1. The costs financed by AD 96-1 for the acquisition of infrastructure improvements located within or adjacent to one of the four community areas are assessed only to properties that are located within the community area wherein those improvements are also located. Therefore, all of the improvements proposed to be financed bear a rational nexus to the public infrastructure improvements needed for the subdivision of the property within each area that is proposed to be assessed a share of the AD 96-1 total cost. 29240FER.I I-2 10/25/96 The boundaries of Assessment District No. 96-1 were approved by the City Council on August 21, 1996, by Council's adoption of its Resolution No. 99-96. The extent of the territory proposed to be assessed in AD 96-1 is generally shown by across-hatched pattern on the map attached as Exhibit A to Resolution No. 99-96, which further directed the AD 96-1 Assessment Engineer to prepare a formal boundary map on the basis of the Exhibit A Boundary Map in the form and containing the matters prescribed by Section 3110 of the California Streets and Highways Code (the "Streets and Highways Code"). On August 21, 1996, the map entitled "PROPOSED BOUNDARIES OF CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK), COUNTY OF KERN, STATE OF CALIFORNIA" (the "AD 96-1 Boundary Map"), consisting of six (6) sheets, was filed in the office of the City Clerk. On August 30, 1996, the AD 96-1 Boundary Map was filed for record in Book 14 of Maps of Assessment and Community Facilities Districts, at pages 176 through 181, in the office of the Kern County Recorder. Reference is made to the AD 96-1 Boundary Map for a detailed description of the AD 96-1 boundaries. A reduced and not to scale copy is attached as Engineer's Report Appendix A and incorporated herein by reference. The AD 96-1 Boundary Map shows and describes the exterior boundaries of the four community areas indicated on the referenced Resolution No. 99-96 Exhibit A Map by across-hatched pattern, and those four areas collectively constitute the property proposed to be assessed pursuant to the AD 96-1 proceedings. The assessment district encompasses a composite and consolidated area of about 373 acres. SPECIAL COMMUNITY FACILITIES DISTRICT TAX LIEN As of the date of filing this Engineer's Report, it has been confu~med that the properties within the Brimhall II Area and the Spring Meadows Area of AD 96-1 are subject to an existing special tax lien created by the Community Facilities District No. 92-1 of the RNR School Financing Authority ("CFD No. 92-1 ") under the Mello-Roos Act. CFD No. 92-1 includes territory from the Rosedale Union School District, the Norris School District, and the Rio Bravo-Greeley School District. CFD No. 92-1 special taxes will be used to finance, or used as security for bonds issued to finance, the construction of elementary, middle and other authorized school facilities within CFD No. 92-1. The maximum bonded indebtedness for CFD No. 92-1 is $350,000,000 and, to date, $4,500,000 in principal amount of bonds have been issued. However, the CFD No. 92-1 special taxes are payable regardless of whether any bonds are issued. The amount of special taxes, if any, to which property within CFD No. 92-1 is subject varies based upon the zoning, the entitlements, and the type and level of development of such property. The properties in the Brimhall II and Spring Meadows Areas are generally subject to the following CFD No. 92-1 special taxes: No special taxes are collected from property for which no final tract map has been recorded. Upon recordation of a final tract map, an annual special tax of approximately $100 (which may be increased by 2% each fiscal year) per acre of subject property is payable. Upon the issuance of a residential building permit for aparcel, aone-time special tax of $1.25 (which may be increased each fiscal year based upon the percentage change in a designated construction cost index) per building square foot is payable and such parcel is subject to an annual 29240FER.I I-3 10/25/96 special tax payment of approximately $416 (which may be increased by 2% each fiscal year). In the alternative, at the time of issuance of such residential building permit, the owner of such parcel may prepay a specified amount, in which case the one-time special tax and annual special tax described above will not be levied on such parcel. The prepayment amount is currently approximately $6,507 (which may be increased each fiscal year based upon the percentage change in a designated construction cost index). It has also been confirmed that none of the properties in AD 96-1 are within the existing boundaries of the Lakeside Union Elementary School District Community Facilities District for which a special tax and maximum bonded indebtedness amounts were approved in June 1996. ENVIRONMENTAL REVIEW STATUS Pursuant to the Municipal Code, the formation of an assessment district is exempt from compliance with the California Environmental Quality Act ("CEQA"). Accordingly, a Notice of Exemption from CEQA was filed by the City for the AD 96-1 proceedings on October 9, 1996. Separate environmental review proceedings will be conducted for the improvement projects proposed to be financed by AD 96-1, as part of the CEQA compliance associated with the land use entitlement and subdivision approval process within each community area. ENGINEER'S REPORT SUBMITTAL STATEMENT I, Raul M. Rojas, Public Works Director and Superintendent of Streets of the City of Bakersfield, have been appointed the Engineer of Work for AD 96-1 (herein "Engineer of Work") by adoption of City Council Resolution of Intention No. 1151 to do and perform all services in making preliminary surveys, preparing plans, estimating costs, and preparing a diagram and assessment. Pursuant to the provisions of the Municipal Improvement Act of 1913, being Division 12 of the Streets and Highways Code (the "1913 Act") and to Section 10204, contained therein, and pursuant to the Municipal Code, including Section 13.08.070 of Chapter 13.08 thereof, and in accordance with Resolution of Intention No. 1151, adopted by the City Council on August 21, 1996, being a Resolution of Intention to order the acquisition and/or construction of improvements in AD 96-1 (herein "Resolution of Intention No. 1151 "), herewith submit the "Engineer's Report" for AD 96-1 consisting of six parts as follows: 1. PLANS AND SPECIFICATIONS, MAPS AND DESCRIPTIONS OF IMPROVEMENTS AND LANDS TO BE ACQUIRED: A. Improvements to Be Acquired: At the time this Engineer's Report was being prepared for filing with the City Clerk and for fmal approval by the City Council, all of the plans and specifications for the improvement acquisitions to be funded by AD 96-1 had not been completed and/or finally approved by the City Engineer. Therefore, this assessment is based on the cost estimates prepared by 29240FER.I I-4 10/25!96 ' Martin-McIntosh Engineering, the civil engineering consultant hired by the District Proponent to design the AD 96-1 improvements to be acquired and/or constructed, and hereinafter referred to as the "AD 96-1 Design Engineer." The AD 96-1 Improvement Acquisition Costs are itemized in Engineer's Report Exhibit B, Tables B-II-A through B-II-E, attached hereto and incorporated herein by reference. The improvements funded by AD 96-1 are to be constructed by the District Proponent and acquired by the City, pursuant to that certain City Agreement No. 96-273, Acquisition and Disclosure Agreement, City of Bakersfield Assessment District No. 96-1, between the City and the District Proponent dated October 9, 1996 (the "AD 96-1 Acquisition Agreement"). B. Maps and Descriptions of Lands, Easements, and Rights-of--way and Existing Facilities Capacity and Use Rights to Be Acquired: As of the date of filing this Engineer's Report there were no land, easement, or rights- of-way acquisitions proposed to be financed by AD 96-1. Accordingly, no maps or descriptions have been prepared and filed with the City Engineer. 2. GENERAL DESCRIPTION OF WORK AND ACQUISITIONS: A General Description of Work and Acquisitions to be completed pursuant to the AD 96-1 proceedings is included as Section II of this Engineer's Report. The improvement acquisitions within each of the four community areas are also generally shown and described on three maps included in Engineer's Report Exhibit E. 3. ESTIMATE OF TOTAL ASSESSMENT DISTRICT IMPROVEMENT ACQUISITION AND INCIDENTAL COSTS: A "Statement of Total Assessment" is presented in Section III of this report. An itemized breakdown of the estimated total improvement acquisition and incidental costs and expenses including the estimated cost of preparing, printing, registering, servicing, and collecting bonds issued pursuant to these proceedings is included in Exhibit B, Table B-I, "Engineer's Estimate of Total Cost and Assessment" ("Table B-I"), attached hereto. 4. ASSESSMENT DIAGRAM: The diagram entitled "ASSESSMENT DIAGRAM OF CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK), COUNTY OF KERN, STATE OF CALIFORNIA" (the "AD 96-1 Assessment Diagram"), consisting of six (6) sheets, is on file with the City Clerk and incorporated herein by reference. The AD 96-1 Assessment Diagram being too bulky to be bound with this Engineer's Report, a reduced and not to scale copy is attached hereto as Engineer's Report Appendix B. 29240FER.I I-5 10/25/96 The AD 96-1 Assessment Diagram shows all of the following: A. The exterior boundaries of AD 96-1; B. The boundaries of the four community areas within AD 96-1; C. The boundaries of existing AD 82-1 for those portions of AD 96-1 that are also located in AD 82-1; and D. By reference to the Maps of the Assessor of the County of Kern and to maps and deeds of record, the lines and dimensions aze shown for each sepazate lot, parcel, and subdivision of land within AD 96-1 as they existed at the time this Engineer's Report was filed with the City Clerk, each lot, parcel, and subdivision of land having been assigned a separate assessment number upon the AD 96-1 Assessment Diagram, which corresponds with the number shown for each parcel on the AD 96-1 Assessment Roll (Exhibit A contained herein). 5. PROPOSED ASSESSMENT AND ASSESSMENT ROLL: A. A proposed assessment of the estimated total improvement acquisition cost and of the incidental expenses in connection with the AD 96-1 proceedings is presented in Section III of this Engineer's Report. B. Assessment Roll: An Assessment Roll for AD 96-1 is attached hereto as Exhibit A. The Assessment Roll shows the exact amount of the total estimated cost of the proposed improvement acquisitions, incidental work, and expense that is assessed upon each of the lots and parcels within AD 96-1. The assessment numbers that appear on the Assessment Roll correspond to the assessment numbers shown on the AD 96-1 Assessment Diagram. C. Maximum Annual Parcel Assessment for Recovery of Assessment District Administration Costs and Expenses: Pursuant to Paragraph 3 of Resolution of Intention No. 1151, Section III of this Engineer's Report includes a statement of the proposed $50.00 maximum annual assessment upon each of the parcels in AD 96-1. The purpose of -this separate annual assessment is to pay the costs incurred by the City of Bakersfield, and not otherwise reimbursed, which result from the administration and collection of assessments, from compliance with Securities and Exchange Commission Rule 15c2-12 for continuing disclosure requirements, or from the administration and registration of any associated bonds and reserve or other related funds. This maximum annual assessment is proposed to be levied pursuant to Subdivision (f) of Section 10204 of the Streets and Highways Code. 29240FER.I I-6 10/25/96 6. ASSESSMENT SPREAD METHOD: A description of the assessment spread method used to apportion a share to each parcel in AD 96-1 of the total estimated cost proposed to be financed for the acquisition and/or construction of improvements and payment of incidental costs is attached hereto as Exhibit D and incorporated herein by reference. DESCRIPTION OF ENGINEER'S REPORT EXHIBITS A, B, AND C Exhibits A, B, and C that are attached to this Engineer's Report include a total of twenty-one (21) tables of AD 96-1 cost estimates and/or assessment spread cost allocations. A brief description of each of the three report exhibits and of the separate tables contained in each exhibit is presented below. Engineer's Report Exhibits A through C have been designed for the purpose of presenting astep- by-step breakdown of how the AD 96-1 total assessment has been spread to the individual lots and parcels that are proposed to be assessed. The Exhibit C tables present separate breakdowns of parcel assessment data based on the Reallocation Method (per Municipal Code Section 13.08.070), and based on the 1913 Act benefit based Assessment Allocation Method (see Engineer's Report Exhibit D for a description of the Assessment Allocation Method and of the Reallocation Method). A third group of Exhibit C tables provides comparisons of the calculated assessment amounts derived-in accordance with the Allocation and Reallocation Methods. The exhibits and their tables begin with: 1. A listing in Exhibit A, Assessment Roll, of the exact amount proposed to be assessed to every existing parcel or lot in AD 96-1; then 2. The Exhibit B tables present the major items of total system costs and incidental expenses for all of AD 96-1 (Table B-I), the breakdown of those major items for each of the four community areas in Tables B-II- (A through E) with Table B-II-A summarizing the total improvement, contingency, and incidental costs for each project within the separate communities, and Tables B-II- (B through E) presenting the itemized quantity and cost .estimates for the improvement acquisitions in each community area. The Table B-II- (B through E) group also breaks each project into the separate improvement systems .that are the focus of the Allocation Method of assessment spread that is described in Engineer's Report Exhibit D. Table B-III in Exhibit B is a statement of the cost to pay off the remaining principal balance not billed with the 1996/97 Kern County Property Taxes for several existing parcel assessments confirmed pursuant to City of Bakersfield Assessment District No. 82-1 (Stockdale Sewer Trunkline), herein referred to as "AD 82-1," including related bond call expenses. However, prior to filing the "Final" Engineer's Report for AD 96-1, the District Proponent informed the Engineer of Work for AD 96-1 of its intent to pay the total amount of the AD 82-1 existing assessment payoff cost (see .Engineer's Report Exhibit B, Table B-III) by not later than November 6, 1996. The City 29240FER.I I-7 10/25/96 Finance Director will not release the AD 82-1 lien for the affected parcels until after confirmation has been received from Kern County that the property taxes for all of the affected parcels have been paid in full, which may not occur until after April 10, 1997. 3. Exhibit C has thirteen (13) tables that provide a detailed breakdown of individual parcel assessment data as follows: A. Details for parcel assessments calculated using the A~ 96-1 Reallocation Method of assessment spread authorized by Municipal Code Section 13.08.070 are presented in Tables C-I and C-II- (A through D); B. Details for parcel assessments calculated in accordance with the AD 96-1 Allocation Method of assessment spread that is a benefit/cost based assessment spread method are shown in Tables C-III- (A through D); and C. Tables C-IV- (A through D) present a comparison by community area of the assessments calculated by each of the two spread methods referenced in 3 . A .and 3. B, above, and described in Exhibit D. 29240FER.I I-8 10/25/96 ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) SECTION II GENERAL DESCRIPTION OF WORK AND ACQUISITIONS PROJECT DESCRIPTION The separate improvement systems to be acquired and their related incidental work and costs eligible for financing pursuant to the AD 96-1 proceedings (hereinafter the "Improvement Acquisitions") are described below. The descriptions of the Improvement Acquisitions and of the termini of the proposed work do not necessarily extend for the full length of their description. The plans and profiles of the Improvement Acquisitions shall be controlling as to their correct and detailed description. The general scope of the Improvement Acquisitions includes the acquisition of public infrastructure improvements that will be owned, operated, and maintained by the City, and the payment of certain improvement, assessment proceeding and bond issuance incidental costs and expenses related to the AD 96-1 Improvement Acquisitions and to the assessment proceedings. All of the AD 96-1 Improvement Acquisitions are public infrastructure improvements that are either already required to be installed or are expected by the District Proponent to be required to be installed as conditions of tentative or final subdivision and parcel map approvals, or of land use entitlement approvals within the four AD 96-1 community areas. As stated in Section I, the AD 96-1 Improvement Acquisitions are proposed to be financed by the City in accordance with the terms and conditions of the AD 96-1 Acquisition Agreement. That agreement defines the specific scope of public infrastructure improvements to be constructed and installed by the District Proponent and, upon their completion, be acquired by the City using funds provided only through the AD 96-1 proceedings. DESCRIPTION OF PROJECT IMPROVEMENTS, INCIDENTAL WORK AND ANNUAL ASSESSMENT General descriptions are presented below of the Improvement Acquisitions and of any incidental work and expense to be financed by AD 96-1 that are related to those Improvement Acquisitions or to the AD 96-1 proceedings. A general description of the proposed annual assessment to be levied .pursuant to the AD 96-1 proceedings for the recovery of certain costs that may be incurred by the City in future years from the administration of the AD 96-1 bonds and reserve fund or from the administration and collection of annual assessment debt service installments or from compliance 29240FER.II II-1 10/25/96 with bond issue continuing disclosure requirements is also presented in following portions of this Section II. GENERAL DESCRIPTION OF AD 96-1 IMPROVEMENT ACQUISITIONS The AD 96-1 Improvement Acquisitions include the construction and installation as separate improvement systems of the public improvements, the payment of certain City facilities capacity charges or fees, and incidental work described below. The Improvement Acquisitions are to be constructed in accordance with plans and specifications prepared by the AD 96-1 Design Engineer and as approved by the City Engineer. As stated in Section I, the plans and specifications for all of the Improvement Acquisitions had not been completed and/or finally approved by the City Engineer at the time this Engineer's Report was prepared. Accordingly, the following description of work is based on schematic, preliminary, and/or approved plans, quantities, and estimates that have been prepared by the AD 96-1 Design Engineer. The Improvement Acquisitions to be made pursuant to the AD 96-1 proceedings are described below. In addition, the three maps in Engineer's Report Exhibit E, attached hereto and incorporated herein by reference, show and describe the general location of the several improvement projects, which together comprise the Improvement Acquisitions that are to be fmanced by AD 96-1. Brimhall II Area The Brimhall II Area boundaries encompass a 58.1 acre block of land that is approved for subdivision into 100 R-1 lots pursuant to Revised Tentative Tract No. 5489 Phases C, D, E, and F ("Ten. TR 5489 C-F"). The District Proponent is the owner/subdivider of Ten. TR 5489 C-F. Accordingly, all of the improvement Acquisitions in the Brimhall II Area are improvements along the westerly (Old Farm Road) and southerly (Brimhall Road) frontages of Ten. TR 5489 C-F that are required to be constructed by the District Proponent as conditions of approval for this subdivision. The general location and extent of the planned Improvement Acquisitions along the Brimhall Road frontage of the referenced subdivision include construction of the westbound outside travel lane to its full design width from the eastern boundary of the subdivision westerly to existing Old Farm Road, complete with street grading and paving, storm drain pipeline and catch basins, sidewalk, street lights, signs, pavement striping, and full-width median with median landscaping and hardscape. No right of way landscaping or subdivision walls along the Brimhall Road frontage are planned for AD 96-1 acquisition fmancing. Old Farm Road was constructed to its full design width with the development of Tract No. 5489 Phase B. Therefore, the scope of Improvement Acquisitions along the Old Farm Road frontage of Ten. TR 5489 C-F from Brimhall Road on the south to the northerly boundary of the subdivision includes only sidewalk, subdivision block wall, street lights, .right of way landscaping with irrigation, and a 40-foot long extension of 18-inch diameter storm drain pipeline from the existing storm drain in Old Farm Road easterly into the western entrance to the subdivision in future Rendley Street. Also included in the scope of Brimhall II Area Improvement Acquisitions are City of Bakersfield Plan Check and Inspection 29240FER.II II-2 10/25/96 Fees, design engineering and landscape fees, and District Proponent incidental costs for contract administration, soils analysis and testing, construction staking and general contractor overhead, all as itemized in Table B-II-B in Engineer's Report Exhibit B and as generally shown on Map No. 1 in Engineer's Report Exhibit E, attached hereto and incorporated herein by reference. The general location and extent of the planned Improvement Acquisitions in this area are also shown on Map No. 1. The Spring Meadows Area includes only the existing 39 R-1 lots in Tract No. 5544-Phase D, ("TR 5544-D"), recorded September 15, 1995, in Map Book 42 at page 33, in the office of the Kern County Recorder. The District Proponent is the owner/subdivider of all of the 391ots in TR 5544-D. All of the Spring Meadows Area Improvement Acquisitions along the eastern (Verdugo Lane) frontage of TR 5544-D are required to be constructed by the District Proponent as conditions of approval for that subdivision. The general location and extent of the planned Spring Meadows Area Improvement Acquisitions includes the construction of the full- width southbound half street plus the northbound travel lane for Verdugo Lane between the northern and southern boundaries of TR 5544-D, complete with grading, paving, signs, and striping, and along the TR 5544-D frontages, curb and gutter, sidewalk, street lights, block wall and right of way landscaping. The scope of acquisitions in this area also includes certain project incidental costs, expenses, and fees as itemized. in Table B-II-C of Report Exhibit B. Fairways Area The approximately 250 acre Fairways Area in AD 96-1 has been approved for development as a Planned Unit Development ("P.U.D. ") into 700 age-restricted (occupants 55 years of age or older) R-1 lots pursuant to Vesting Tentative Tract No. 5836-An Optional Design Subdivision ("VTTR 5836"). The subdivision is planned for development in 13 phases (A through M). The District Proponent is the owner/subdivider of the Fairways Area. All of the Fairways Area Improvement Acquisitions are public infrastructure improvements that are required to be constructed or installed as conditions of approval for VTTR 5836. The general location and extent of the Improvement Acquisitions in this area are shown on Map No. 2 in Engineer's Report Exhibit E. The planned improvements are to be developed in three projects, described as follows: 1. Calloway Drive Improvements Project: The scope of Improvement Acquisitions planned for this project includes the construction of the outside, southbound travel lane for Calloway Drive along the VTTR 5836 frontage, complete with bus bay, right turn deceleration lane, median improvements, traffic signal at the main entry to the development, street lights, street grading, paving, curb, gutter, sidewalk, wrought iron fencing with site main-entry feature and landscaping along the VTTR 5836 frontage, chain link fencing where the Cross Valley Canal and Rio Bravo Canal/Goose Lake Sough rights of 29240FER.II II-3 10/25/96 way abut VTTR 5836, and median landscaping and hardscaping. In addition, the Calloway Drive Improvements scope of work includes the installation of 10-inch and 12-inch diameter sanitary sewer mains in the Calloway Drive right of way plus certain project incidental costs, expenses, and fees as itemized in Engineer's Report Exhibit B, Table B-II-D. 2. VTTR 5836 Stockdale Highway Access Road Project: The VTTR 5836 conditions of approval require the District Proponent to construct a road in a new right of way to be provided by the District Proponent that will begin at the existing Stockdale Highway in Section 36, Township 29 South, Range 26 East ("T 29 S, R 26 E"), Mount Diablo Base & Meridian ("MDB&M"), and then run northerly across the existing Rio Bravo Canal to the westerly main entrance for VTTR 5836 at future Golden Eagle Drive. However, the planned scope of improvement acquisitions includes only the Rio Bravo Canal Bridge and related canal realignment work, along with certain project incidental costs, expenses, and fees as itemized in Engineer's Report Exhibit B, Table B-II-D. 3. VTTR 5836 On-site Sewer System Project: This project is planned for construction in phases in conjunction with the development of the VTTR 5836 phases. -The general location and extent of the proposed on-site sewer improvements are described on Map No. 2 in Exhibit E and include the installation with the Phase A subdivision of approximately 3,600 feet of 12-inch diameter sanitary sewer pipeline, from its point of connection to the City's existing Buena Vista Sewer Trunk Line located in an easement running north and south through the central portion of VTTR 5836 along the west line of Section 31, Township 29 South, Range 27 East ("T 29 S, R 27 E"), MDB&M, and then running easterly across the subdivision in future Gleneagles Drive to Calloway Drive. This 12- inch diameter pipeline will function as the backbone, mainline sewer that will intercept flows from the 8-inch and 6-inch diameter submains that are to be installed in the eastern portion of VTTR 5836. The On-site Sewer System Project also includes the installation of approximately 20,500 feet of 8-inch diameter sanitary sewer pipeline in the VTTR 5836 street easements, the installation of a 4-inch diameter house service branch to each of the planned 7001ots and of a 6-inch diameter service branch to the planned Golf Course Clubhouse parcel, complete with pipeline manholes, cleanouts, drop manholes, and fittings and certain project incidental costs, expenses and fees as itemized in Engineer's Report Exhibit B, Table B-II-D. Campus Park Area The Campus Park Area is shown on sheets 2 and 5 of the AD 96-1 Boundary Map (Appendix A) as an approximately 53.0 acre strip of land bordered on the west by the existing and future alignment of Old River Road, between Campus Park Drive on the north and the Southern Pacific Railroad/Pacheco Road on the south. The District Proponent is the owner of the Campus Park Area and plans to develop the property into 195 R-1 lots in an area zoned R-2 (Limited Multiple Family Dwelling), pursuant to proposed Vesting Tentative Tract No. 5848 ("VTTR 5848"), and 29240FER.II II-4 10/25/96 to proposed General Plan Amendment/Zone Change P96-0544 ("GPA/ZC P96-0544") that was recommended for approval by the City Planning Commission on September 19, 1996, and referred to the City Council for hearing and approval consideration. Reference to sheet 3 of the AD 96-1 Assessment Diagram (Appendix B) will show that the Campus Park Area is comprised of two Kern County Assessor's Tax Number ("ATN") parcels that are assigned AD 96-1 Assessment Numbers 1 and 2. Assessment 1 is ATN 392-010-16 and is the parcel planned for subdivision.by VTTR 5848. Assessment 2 is ATN 392-010-18 that includes the existing Buena Vista Canal and Old River Road rights of way. The two parcels have also been approved for division as part of proposed Parcel Map Waiver No. 10-95 ("PMW 10-95"), which, if recorded, will split Assessment 2 into three new parcels as follows: 1. The southerly one-fourth of Assessment 2 will be merged with Assessment 1 to create a 38.039 acre Parcel B of proposed PMW 10-95 that will be the site for development of VTTR 5848; 2. The middle one-fourth of Assessment 2 will be merged with an existing parcel adjacent to its west boundary and the new parcel will be designated Parcel A of proposed PMW 10-95; and 3. The northerly one-half of Assessment 2 will become a separate 9.946 acre parcel designated Parcel C of proposed PMW 10-95. Since all of existing Assessment 2 in the Campus Park Area is either existing canal right of way or existing and planned street right of way, this parcel is a public use property that will receive no benefit from the planned Campus Park Area acquisitions. In accordance with the non-benefited status of this public use property, it will not be assessed a share of the AD 96-1 Improvement Acquisitions cost. Also in accordance with the parcel's non-benefited status, when or if a certificate of compliance for proposed PMW 10-95 is recorded, a zero AD 96-1 assessment share will be apportioned to the new parcels A and C, described above. The general location and extent of the planned Campus Park Area Improvement Acquisitions are shown or described on Map No. 3 in Engineer's Report Exhibit E. The scope of work planned for the Campus Park Area includes on-site underground utility improvements within the boundaries of VTTR 5848, more particularly described as: The installation in all VTTR 5848 on-site street rights of way of the following pipeline improvements to be owned and operated by the City: ~ A. 6-inch and 8-inch diameter sanitary sewer pipelines, including a 4-inch service branch line to each lot from the street main to the lot street right of way, plus mainline manholes, cleanouts, and fittings; 29240FER.II II-5 10/25/96 B. 18-, 21-, 24-, and 36-inch diameter storm drain pipelines with manholes, catch basins, and junction boxes, along with connecting pipeline to the main line; and C. 6-inch and 8-inch diameter water main pipelines in all streets, including valves, fittings, hydrants, and a 3/4-inch diameter service branch for each lot from the water main to the street right of way. The scope of acquisitions in this area also includes certain project incidental costs, expenses, and fees as itemized in Table B-II-E in Engineer's Report Exhibit B. GENERAL DESCRIPTION OF AD 96-1 IMPROVEMENT AND ASSESSMENT PROCEEDING INCIDENTAL WORK AND EXPENSE The total cost proposed to be financed by AD 96-1 includes work to be performed and fees or expenses to be paid that are incidental to the construction of the separate improvement system acquisitions. In addition, the cost and expense related to the conduct by the City of the AD 96-1 proceedings and to the issuance and sale of bonds to finance the total assessed cost not paid by the property owners and/or not paid by public agency contributions are also proposed to be financed by AD 96-1. The incidental costs and expenses proposed to be funded by AD 96-1 are described as follows: A. The acquisition of all rights of way, easements, franchises, licenses, and permits, and the construction of all auxiliary work, and the payment of all incidental expenses necessary and/or convenient to the accomplishment of the foregoing and for the conduct of special assessment proceedings and the issuance of special assessment bonds, as may be approved by the City, for the financing of all or a portion of the foregoing, including, but not limited to, the incidental expense to cover the estimated cost of preparing, printing, registering, servicing, and collecting the improvement bonds proposed to be issued to represent the assessments, and the incidental expense to cover the estimated cost during the first two years following issuance of any bonds for City compliance with Securities and Exchange Commission Rule 15c2-12 for continuing disclosure requirements, as may be applied to any AD 96-1 1915 Act bonds issued by the City; B. The payment and/or reimbursement to the City and to the District Proponent of 1) all eligible sums under the Streets and Highways Code advanced by the City,. including all associated City incurred district formation and assessment proceeding administration costs and expenses and 2) all eligible sums under the Streets and Highways Code and pursuant to the AD 96-1 Acquisition Agreement advanced by the District Proponent, including all costs advanced for the preparation of construction plans for the Improvement Acquisitions; and C. The funding of not to exceed one (1) year's capitalized interest on any bonds issued in the amount of the unpaid assessments, where said bonds are to be issued pursuant to the Municipal Code and to the Improvement Bond Act of 1915, being Division 10 of the Streets and Highways Code ("the 1915 Act"). 29240FER.II II-6 10/25/96 All of the foregoing improvement acquisitions, incidental work and expense shall be made and done pursuant to the provisions of the Municipal Code and the ,1913 Act. GENERAL DESCRIPTION OF PROPOSED ANNUAL ASSESSMENT Section III of this Engineer's Report also includes a "Statement of Maximum Annual Parcel Assessment for Recovery of Assessment District Administration Cost and Expenses." The purpose of the proposed $50.00 annual assessment is to -pay costs incurred by the City from the administration and collection of assessments, from compliance with Securities and Exchange Commission Rule 15c2-12 for continuing disclosure, or from the administration or registration of any associated bonds and reserve or other related funds, pursuant to Subdivision (f) of Section 10204 of the Streets and Highways Code. 29240FER.II II-7 10/25/96 ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) SECTION III PROPOSED ASSESSMENT OF ESTIMATED IlVIPROVEMENT ACQUISITION COSTS AND EXPENSES REPORT REQUIREMENTS On August 21, 1996, the City Council, pursuant to the provisions of the Municipal Code and of the 1913 Act, adopted its Resolution of Intention No. 1151 declaring its intention to order the acquisition and/or construction of the improvements described in the foregoing Engineer's Report Section II, to levy a special assessment on each parcel of land benefited by the Improvement Acquisitions and to levy a maximum annual assessment pursuant to Subdivision (f) of Section 10204 of the Streets and Highways Code. The Subdivision (fj declaration provides for the levy of an annual assessment upon each of the parcels of land in AD 96-1 to recover costs incurred by the City and not otherwise reimbursed, resulting from the administration and collection of assessments and from the administration or registration of any associated reserve or other related funds. Resolution of Intention No. 1151 further declares that the lands within the exterior boundaries shown on the AD 96-1 Boundary Map shall be designated CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 COUNTY OF KERN, STATE OF CALIFORNIA (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) (herein "AD 96-1 "); Resolution of Intention No. 1151 appointed the City Public Works Director as the Engineer of Work for AD 96-1 and directed him to make and file the report ("Engineer's Report") required by Section 10204 of the Streets and Highways Code. The Engineer's Report requirements set forth in Section 10204 of the Streets and Highways Code are summarized in Section I of this report under the subsection entitled "Engineer's Report Submittal Statement." Reference is made to Resolution of Intention No. 1151 and to the general description of the improvements proposed to be acquired and/or constructed, as presented in Section II of this Engineer's Report, for more detailed information on the declared intention of the City Council for conduct of the AD 96-1 assessment proceedings. 29240FER.III III-1 Ioi2si96 PROPOSED ASSESSMENT OF ESTIMATED IMPROVEMENT ACQUISITION COSTS AND EXPENSES NOW, THEREFORE, I, Raul M. Rojas, the duly appointed Engineer of Work for AD 96-1, by virtue of the power vested in me under the Municipal Code and under the 1913 Act and the order of the City Council, as set forth in Resolution of Intention No. 1151, hereby make the following assessment to cover the portion of the estimated cost of the acquisition and/or construction of improvements and the costs and expenses incidental thereto to be paid by AD 96-1: 1. The amount to be paid by AD 96-1 for the acquisition and/or construction of unprovements, and the expenses incidental thereto is generally as shown in the following Statement of Total Assessment: STATEMENT OF TOTAL ASSESSMENT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and C AMPUS PARK) Assessment Amount As Preliminarily Assessment Amount Approved 9/11/96 As Co nfirmed 11/6/96 A. Acquisition Cost of Improvements, Contingency and Incidental Expense by Community Area (Exhibit B, Table B-I, Items 1-5) 1. Brimhall II $ 461,515.00 $ 461,515.00 G 2. Spring Meadows $ 117,019.00 $ 118,437.00 3. Fairways $ 1,860,334.00 $ 1,876,954.00 4. Campus Park $ 494.775.00 $ 498.522.00 4 S. Subtotal Acquisition Cost $ 2,933,643.00 $ 2,955,428.00 B. Additional Cost/Fees: (Table B-I, Item 6) 1. Pay Off Existing AD 82-1 Assessments $ 48.859.70 $ 0.00 k 2. Subtotal Additional Cost/Fees $ 48,859.70 $ 0.00 C. I Subtotal $ 2,982,502.70 $ 2,955,428.00 D. Assessment Proceeding Cost and Expense (Table B-I, Item 8) $ 19,094.80 $ 189.155.50 E. Subtotal $ 3,177,597.50 $ 3,144,583.50 F. Deduct Contributions $ 0.00 $ 0.00 G. Subtotal Cost to 1915 Act Bond Financing $ 3,177,597.50 $ 3,144,583.50 29240FER.III III-2 10/25/96 Assessment Amount H. 1915 Act Bond Issuance Cost and Reserve (Table B-I, Item 12) 1. Bond Discount 2. Capitalized Bond Issue Interest 3. Bond Reserve Fund 4. Subtotal I. Total Amount Assessed (Table B-I, Item 13) 1. Brimhall II 2. Spring Meadows 3. Fairways 4. Campus Park As Preliminarily Assessment Amount Approved 9/11/96 As Confirmed 11/6/96 $ 56,402.50 $ 55,316.50 $ 231,000.00 $ 228,600.00 $ 385.000.00 $ 381.000.00 $ 672,402.50 $ 665,416.50 $ 3,850,000.00 $ 3,810,000.00 $ 595,752.26 $ 594,963.63 $ 152,883.38 $ 152,683.46 $ 2,422,888.73 $ 2,419,681.59 $ 678,475.63 $ 642,671.32 A detailed breakdown of the itemized costs for the acquisition and/or construction of improve- ments, and expenses incidental thereto is presented in Exhibit B, attached hereto and incorporated herein by reference. 2. Pursuant to the provisions of law and of Resolution of Intention No. 1151, I have assessed the total amount of the cost of the acquisition and/or construction of improvements and of the expenses incidental thereto upon the several parcels of land liable therefor and hereinafter numbered to correspond with the numbers shown on the attached AD 96-1 Assessment Diagram, all as is more particularly set forth in the Assessment Roll, attached hereto as Exhibit A and incorporated herein by reference. The numbers on the Assessment Roll correspond with the numbers assigned to each respective parcel as shown on the AD 96-1 Assessment Diagram. Each subdivision of land assessed is described within the Assessment Roll by reference to its parcel number as shown on the Assessor's Maps of the County of Kern for the fiscal year 1996/ 1997 or by reference to maps and deeds of record on file in the office of the County Recorder of said County. For a more particular description of the manner in which the Estimated Total Improvement Acquisition Cost and Incidental Expenses have been assessed upon the several parcels of land in AD 96-1, reference is made to the Description of Assessment Spread Method, attached hereto as Exhibit D and incorporated herein by reference. 3. As required by the 1913 Act, the AD 96-1 Assessment Diagram is on file in the office of the City Clerk and is attached hereto in reduced, not to scale form, as Appendix B and incorporated herein by reference. For a more particular description of the AD 96-1 exterior boundaries, reference is made to the AD 96-1 Boundary Map on file in the office of the City Clerk, attached hereto in reduced and not to scale form as Appendix A and incorporated herein by reference. 29240FER.III III-3 10/25/96 STATEMENT OF MAXIMUM ANNUAL PARCEL ASSESSMENT FOR RECOVERY OF ASSESSMENT DISTRICT ADMINISTRATION COSTS AND EXPENSES Pursuant to Subdivision (f) of Section 10204 of the Streets and Highways Code, I present the following statement of a proposed maxunum annual assessment upon each parcel and subdivision of land in AD 96-1, in the amount of $50.00. Said annual assessment shall be levied by the City Council to pay various costs and expenses incurred from time to time by the City and not otherwise reimbursed, which result from the administration and collection of assessment installments, from compliance with Securities and Exchange Commission Rule 15c2-12 for continuing disclosure requirements, or from the administration or registration of the improvement bonds and the various funds and accounts pertaining thereto. The City Council shall determine, by resolution, the amount of the annual assessment for this purpose, which shall not exceed the maximum assessment stated above and shall not exceed a reasonable estimate of costs actually incurred. The above stated. maximum annual assessment amount shall be separate from and in addition to any fee charged to property owners in AD 96-1 by the City, pursuant to Sections 8682 and 8682.1 of the Streets and Highways Code. 29240FER.III III-4 10/25/96 BOND DECLARATION NOTICE IS HEREBY GIVEN, that pursuant to Resolution of Intention No. 1151 serial and/or term bonds representing the unpaid assessments, and bearing interest at a rate not to exceed twelve percent (12%) per annum, will be issued in the manner provided by the 1915 Act, and the last installment of the bonds shall mature in not to exceed twenty-four (24) years from the second day of September next succeeding twelve (12) months from their date. The provisions of Part 11.1 of the 1915 Act providing a procedure for the collection of assessments and advance retirement of bonds shall apply. The total amount assessed pursuant to the AD 96-1 proceedings includes an incidental expense to cover the estimated cost of preparing, printing, registering, servicing, and collecting the improvement bonds proposed to be issued pursuant to the 1915 Act to represent any unpaid assessments. This AD 96-1 Engineer's Report was filed in the office of the Ciry Clerk on September 6, 1996, and preliminarily approved on September 11, 1996, pursuant to Ciry Council Resolution No. 106-96. Subsequent to the preliminary approval of the Engineer's Report, the District Proponent requested certain changes be made to the scope of improvement acquisitions and incidental costs described in the "Preliminary" Engineer's Report. Those requested changes in work have been made and the AD 96-1 Assessment has been respread to the assessed parcels as shown and described in this Engineer's Report that was filed with the Ciry Clerk on November 1, 1996, for final consideration and approval by the City Council on November 6, 1996. The proposed AD 96-1 "final" assessment amount is shown in the preceding "Statement of Total Assessment" on Engineer's Report pages III-2 and III-3 under the "Assessment Amount as Confirmed 11/6/96" column, and the individual parcel proposed "final"assessment amounts are shown in Exhibit A, Assessment Roll, under the "Confirmed Assessment Amount" column. Pursuant to the finding of the AD 96-1 Assessment Engineer, as stated in Engineer's Report Exhibit D, Description of Assessment Spread Method, the proposed Assessment Reallocation Method is in general conformance with the requirements of Municipal Code Section 13.08.070. Therefore, the undersigned recommends that the AD 96-1 Engineer's Report be approved by the City Council as the Final Report, that the parcel assessments shown herein be levied, and the proposed improvements and/or acquisitions be ordered. Raul M. Roja ,Public Work irector Engineer of Work, City of Bakersfield, Assessment District No. 96-1 and 29240FER.III III-5 10/25/96 EXHIBIT A ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 COUNTY OF KERN, CALIFORNIA ASSESSMENT ROLL ASSESSOR'S PRELIMINARY CONFIRMED ASSESSMENT TAX NUMBER ASSESSMENT ASSESSMENT NUMBER (ATN) PROPERTY OWNER AMOUNT AMOUNT 1 392-010-16-00-8 CASTLE & COOKS CALIFORNIA INC $678,475.63 $642,671.32 2 392-010-18-00-4 CASTLE & COOKS CALIFORNIA INC $0.00 $0.00 3 496-020-18-00-4 CASTLE & COOKS CALIFORNIA INC $595,752.26 $594,963.63 4 PM 10263; PAR. 1 (1) CASTLE & COOKS CALIFORNIA INC $2,422,888.73 $2,419,681.59 5 500-101-01-00-4 CASTLE & COOKS CALIFORNIA INC $3,919.96 $3,914.98 6 500-101-02-00-7 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 7 500-102-01-00-1 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 8 500-102-02-00-4 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 9 500-102-03-00-7 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 10 500-102-04-00-0 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 11 500-102-05-00-3 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 12 500-102-06-00-6 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 13 500-102-07-00-9 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 14 500-102-08-00-2 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 15 500-102-09-00-5 CITY OF BAKERSFIELD $0.00 $0.00 16 500-103-01-00-8 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 17 500-103-02-00-1 CASTLE & COOKS CALIFORNIA INC ~ $3,920.09 $3,914.96 18 500-103-03-00-4 CASTLE 8~ COOKS CALIFORNIA INC $3,920.09 $3,914.96 19 500-103-04-00-7 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 20 500-103-05-00-0 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 21 500-103-06-00-3 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 22 500-103-07-00-6 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 23 500-103-08-00-9 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 24 500-103-09-00-2 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 25 500-103-10-00-4 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 26 500-103-11-00-7 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 27 500-103-12-00-0 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 28 500-103-13-00-3 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 29 500-104-01-00-5 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 30 500-104-02-00-8 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 31 500-105-01-00-2 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 32 500-105-02-00-5 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 33 500-105-03-00-8 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 34 500-105-04-00-1 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 35 500-105-05-00-4 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 36 500-105-06-00-7 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 37 500-105-07-00-0 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 38 500-105-08-00-3 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 39 500-105-09-00-6 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 40 500-105-10-00-8 CASTLE & COOKS CALIFORNIA INC $3;920.09 $3,914.96 41 500-105-11-00-1 CASTLE & COOKS CALIFORNIA INC $3,920.09 $3,914.96 29240EXA A-1 10/25/96 EXHIBIT A ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 COUNTY OF KERN, CALIFORNIA ASSESSMENT ROLL ASSESSOR'S PRELIMINARY CONFIRMED ASSESSMENT- TAX NUMBER ASSESSMENT ASSESSMENT NUMBER (ATN) PROPERTY OWNER AMOUNT AMOUNT 42 500-105-12-00-4 CASTLE & COOKE CALIFORNIA INC $3,920.09 $3,914.96 43 500-105-13-00-7 CASTLE & COOKE CALIFORNIA INC $3,920.09 $3,914.96 44 500-105-14-00-0 CASTLE 8~ COOKE CALIFORNIA INC $3,920.09 $3,914.96 CAMPUS PARK AREA TOTAL (Assessments 1 and 2): J $678,475.63 $642,671.32 BRIMHALL II AREA TOTAL (Assessment 3): $595,752.26 $594,963.63 FAIRWAYS AREA TOTAL (Assessment 4): $2,422,888.73 $2,419,681.59 SPRING MEADOWS AREA TOTAL (Assessments 5 through 44)' $152 883 38 $152 683 46 TOTAL AMOUNT ASSESSED: 53,850,000.00 53,810,000.00 (1) PARCEL MAP NO. 10263 (PM 10283) WAS RECORDED ON AUGUST 28, 1998, /N BOOK 48 OF PARCEL MAPS AT PAGE 59, K.C.R. PARCEL 1 OF PM 10283 IS COMPRISED OF ATN's 500-020-33-00.7, 500-020.34-00-0, AND THE PORTION OF ATN 409-010-23-00-9 LOCATED EAST OF THE RIO-BRAVO CANAL /N THE SOUTH HALF OF SECTION 36, T 29 S, R 26 E, M.D.B. &M. PREPARED BY: WILSON & ASSOCIATES FRESNO, CALIFORNIA APPROVED: ~` y"\"_""~-- EDWARD J. WILSON. R.C.E. 23269 (EXPIRES u N0.23269 ~P. na~-~ t CIVi~ ~~Q ~~OF CA~~~U~ l~ 25 ~t 29240EXA A-2 10/25/96 EXHIBIT B TABLE B-I ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ESTIMATE OF TOTAL COSTS AND ASSESSMENT PRELIMINARY CONFIRMED ACTIVITY DESCRIPTION ASSESSMENT ASSESSMENT (Note: See Tables B-II for improvement cost details) 1. BRIMHALL II IMPROVEMENTS A. IMPROVEMENTS B. CONTINGENCY C. INCIDENTALS D. TOTAL BRIMHALL II IMPROVEMENT COST $328,001.00 $32, 800.00 $1.00,714.00 $461,515.00 $328,001.00 $32,800.00 $100,714.00 $461,515.00 2. SPRING MEADOWS IMPROVEMENTS A. IMPROVEMENTS B. CONTINGENCY C. INCIDENTALS D. TOTAL SPRING MEADOWS IMPROVEMENT COST 3. FAIRWAYS IMPROVEMENTS A. IMPROVEMENTS B. CONTINGENCY C. INCIDENTALS D. TOTAL FAIRWAYS IMPROVEMENT COST 4. CAMPUS PARK IMPROVEMENTS A. IMPROVEMENTS B. CONTINGENCY C. INCIDENTALS D. TOTAL CAMPUS PARK IMPROVEMENT COST 5.TOTAL COST OF IMPROVEMENTS, CONTINGENCY AND INCIDENTALS A. BRIMHALL II B. SPRING MEADOWS C. FAIRWAYS D. CAMPUS PARK E. TOTAL COST OF IMPROVEMENTS, CONTINGENCY AND INCIDENTALS G. PAYOFF OF EXISTING ASSESSMENT DISTRICT N0.82-1 ASSESSMENTS A. BRIMHALL II B. SPRING MEADOWS C. FAIRWAYS D. CAMPUS PARK E. TOTAL PAYOFF OF EXISTING ASSESSMENT DISTRICT N0.82-1 ASSESSMENT $80,603.00 $8,060.00 $28,356.00 $117,019.00 $1,264,508.00 $126,451.00 $469,375.00 $1,860,334.00 $394,461.00 $39,446.00 $60,868.00 $494,775.00 $461, 515.00 $117,019.00 $1,860,334.00 $494,775.00 $2,933,643.00 $0.00 $1,416.09 $16,619.81 $30,823.80 $48,859.70 $81,571.00 $8,157.00 $28,709.00 $118,437.00 $1,276,062.00 $127,606.00 $473,286.00 $1,876,954.00 $335,420.00 $33,542.00 $129,560.00 $498;522.00 $461,515.00 $118,437.00 $1,876,954.00 $498,522.00 $2,955,428.00 $0.00 $0.00 $0.00 $0.00 $0.00 7. TOTAL COST OF IMPROVEMENT, CONTINGENCY, INCIDENTALS AND ADDITIONAL FEES/COST A. BRIMHALL II B. SPRING MEADOWS C. FAIRWAYS D. CAMPUS PARK $461,515.00 $118,435.09 $1,876,953.81 $525,598.80 $461,515.00 $118,437.00 $1,876,954.00 $498, 522.00 E. TOTAL COST OF IMPROVEMENTS, CONTINGENCY, INCIDENTALS AND ADDITIONAL FEES/COST $2,982,502.70 $2,955,428.00 2924061 B-I-1 10/25/96 EXHIBIT B TABLE B-I ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ESTIMATE OF TOTAL COSTS AND ASSESSMENT PRELIMINARY CONFIRMED ACTIVITY DESCRIPTION ASSESSMENT ASSESSMENT (Note: See Tables B-II for improvement cost details) 8. ESTIMATED ASSESSMENT DISTRICT PROCEEDING COST S EXPENSE A. ASSESSMENT ENGINEER B. BOND COUNSEL ~. Legal Services (Bond Counsel) 2. Estimated Additional legal services 3. Expenses 4. TOTAL BOND COUNSEL $59,000.00 $25,000.00 $0.00 $10,000.00 $35,000.00 $59,000.00 $25,000.00 $0.00 $10,000.00 $35,000.00 C. APPRAISAL D. BOND ISSUANCE EXPENSES ~. Bond and other printing 2. Bond administration & registration 3. Legal publications, notices, recording and mailing a. Auditor's Record 5. CDAC, MSRB, PSA fees s. Disclosure Counsel ~. Continuing Disclosure Compliance (First Two Years after Issue) 8. TOTAL BOND ISSUANCE EXPENSE E. ENVIRONMENTAL APPROVAL PROCESSING F. CITY PROCEEDING AND ACQUISITION ADMINISTRATION G. TOTAL ESTIMATED ASSESSMENT DISTRICT PROCEEDING COST 8 EXPENSE $15,000.00 $10,000.00 $5,000.00 $5,000.00 $5,000.00 $1,347.50 $20,000.00 $5,000.00 $51,347.50 $0.00 $34, 747.30 $195,094.80 $12,000.00 $10,000.00 $5,000.00 $3,000.00 $5,000.00 $1,333.50 $20,000.00 $5,000.00 $49,333.50 $0.00 $33,822.00 $189,155.50 H. ALLOCATION OF TOTAL ESTIMATED ASSESSMENT PROCEEDING COST & EXPENSE TO EACH COMMUNITY AREA 1. Brimhallll $30,189.13 $29,538.23 2. Spring Meadows $7,747.21 $7,580.29 3. Fairways $122,777.40 $120,130.20 a. Campus Park $34,381.06 $31,906.78 9. SUBTOTAL COST TO ASSESSMENT A. BRIMHALL II B. SPRING MEADOWS C. FAIRWAYS D. CAMPUS PARK E. SUBTOTAL COST TO ASSESSMENT $491,704.13 $126,182.30 $1,999,731.21 $559,979.86 $491,053.23 $126,017.29 $1,997,084.20 $530,428.78 $3,177,597.50 $3,144,583.50 10. DEDUCT CONTRIBUTIONS TO REDUCE ASSESSMENT A. BRIMHALL II B. SPRING MEADOWS C. FAIRWAYS D. CAMPUS PARK E. TOTAL CONTRIBUTIONS $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 2924061 B-I-2 10/25/96 EXHIBIT B TABLE B-I ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ESTIMATE OF TOTAL COSTS AND ASSESSMENT PRELIMINARY CONFIRMED ACTIVITY DESCRIPTION ASSESSMENT ASSESSMENT (Note: See Tables B-II for improvement cost details) 11. SUBTOTAL COST ASSESSED TO 1915 ACT BOND ISSUANCE AFTER CONTRIBUTIONS A. BRIMHALL II $491,704.13 $491,053.23 B. SPRING MEADOWS $126,182.30 $126,017.29 C. FAIRWAYS $1,999,731.21 $1,997,084.20 D. CAMPUS PARK $559,979.86 $530,428.78 E. TOTAL COST TO 1915 ACT BOND ISSUANCE $3,177,597.50 $3,144,583.50 AFTER CONTRIBUTIONS AND CASH COLLECTIONS 12.1915 ACT BOND ISSUANCE COST AND RESERVE A. BOND DISCOUNT $56,402.50 $55,816.50 B. CAPITALIZED INTEREST $231,000.00 $228,600.00 C. BOND RESERVE FUND $385,000.00 $381,000.00 D. TOTAL BOND ISSUANCE COST AND RESERVE $672,402.50 $665,416.50 E. ALLOCATION OF TOTAL BOND ISSUANCE COST AND RESERVE FUND TO EACH COMMUNITY AREA ~. Brimhall II $104,048.13 $103,910.40 2. Spring Meadows $26,701.08 $26,666.17 3. Fairways $423,157.52 $422,597.39 a. Campus Park $118,495.77 $112,242.54 13. TOTAL AMOUNT ASSESSED (Add Line 11.E. and 12.D.) $3,850,000.00 $3,810,000.00 A. ALLOCATION OF TOTAL AMOUNT ASSESSED ~. Brimhall II (Add Lines 11.A. and 12.E.1.) $595,752.26 $594,963.63 2. Spring Meadows (Add Lines 11.6. and 12.E.2.) $152,883.38 $152,683.46 3. Fairways (P,dd Lines 11.C. and 12.E.3.) $2,422,888.73 $2,419,681.59 a. Campus Park (Add Lines 11.D. and 12.E.4.) $678,475.63 $642,671.32 Note: Prior to filing the Final Engineer's Report forAD 96-1 the District Proponent informed the Engineer of Work for AD 96-1 of its intent to pay the total amount of the AD 82-1 existing assessment payoff cost (see Engineer's Report Exhibit 8, Table 8-lll) by not later than November 6, 1996. The City Finance Director will not release the AD 82-1 lien for the affected parcels until after confirmation has been received from Kem County that the property taxes for all of the affected parcels have been paid in full, which may not occur until after April 10, 1997. 2924061 B-I-3 10/25/96 EXHIBIT B TABLE B-II-A ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ITEMIZED ESTIMATE OF IMPROVEMENT ACQUISITION COST SUMMARY OF BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK AREAS IMPROVEMENTS TO BE ACQUIRED DESCRIPTION AMOUNTS BRIMHALL II (Revised Tentative Tract No. 5489 C-F Off-Site Improvements) (See Table B-II-B For Details) A. BRIMHALL ROAD FRONTAGE IMPROVEMENTS a. Improvements $220,458 b. Contingency $22,046 c. Incidentals ~ $68,492 d. Total Brimhall Road Frontage Improvement Cost $310,996 B. OLD FARM ROAD FRONTAGE IMPROVEMENTS a. Improvements $107,543 b. Contingency $10,754 c. Incidentals $32,222 d. Total Old Farm Road Frontage Improvement Cost $150,519 C. TOTAL BRIMHALL II IMPROVEMENTS a. Total Brimhall II Improvements (Add Lines 1.A.a. and 1.B.a.) $328,001 b. Total Brimhall II Contingency (Add Lines 1.A.b. and 1.B.b.) $32,800 c. Total Brimhall II Incidentals (Add Lines 1.A.c. and 1.B.c.) $100,714 d. Total Brimhall II Improvement Cost $461,515 2. SPRING MEADOWS (Verdugo Lane Frontage Improvements) (See Table B-II-C For Details) A. IMPROVEMENTS $81,571 B. CONTINGENCY $8,157 C. INCIDENTALS $28,709 D. TOTAL SPRING MEADOWS IMPROVEMENT COST $118,437 3. FAIRWAYS (Calloway Dr. Frontage, On-Site Sewer and Stockdale Hwy. Access Rd. Improvements) (See Table B-II-D For Details) A. GALLOWAY DR. IMPROVEMENTS a. Improvements $462,602 b. Contingency $46,260 c. Incidentals $161,860 d. Total Calloway Dr. Improvement Cost $670,722 B. ON-SITE SEWER IMPROVEMENTS a. Improvements $649,959 b. Contingency $64,996 c. Incidentals $251,438 d. Total On-Site Sewer Improvement Cost $966,393 C. STOCKDALE HIGHWAY ACCESS ROAD IMPROVEMENTS a. Improvements $163,501 b. Contingency $16,350 c. Incidentals $59,ggg d. Total Stockdale Highway Access Road Improvement Cost $239,839 D. TOTAL FAIRWAYS IMPROVEMENT COST a. Total Fairways Improvements (Add Lines 3.A.a., 3.B.a., and 3.C.a.) $1,276,062 b. Total Fairways Contingency (Add Lines 3.A.b., 3.B.b., and 3.C.b.) $127,606 c. Total Fairways Incidentals (Add Lines 3.A.c., 3.B.c., and 3.C:c.) $473 286 d. Total Fairways Improvement Cost $1,876,954 29240cst;SH A B-II-A-1 10/25/96 EXHIBIT B TABLE B-II-A ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ITEMIZED ESTIMATE OF IMPROVEMENT ACQUISITION COST SUMMARY OF BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK AREAS IMPROVEMENTS TO BE ACQUIRED DESCRIPTION AMOUNTS 4. CAMPUS PARK (On-Site Improvements) (See Table B-II-E For Details) A. IMPROVEMENTS $335,420 B. CONTINGENCY $33,542 C. INCIDENTALS $129,560 D. TOTAL CAMPUS PARK IMPROVEMENT COST $498,522 5. TOTAL PROJECT IMPROVEMENTS A. IMPROVEMENTS (Add Lines 1.C.a., 2.A, 3.D.a and 4.A) $2,021,054 B. CONTINGENCY (Add Lines 1.C.b., 2.6., 3.D.b. and 4.B.) $202,105 C. INCIDENTALS (Add Lines 1.C.c., 2.C., 3.D.c and 4.C.) $732,269 D. TOTAL PROJECT IMPROVEMENT COST $2,955,428 Note: All improvement, contingency and incidental cost estimates shown in this table were provided by Martin - McIntosh Engineering, Bakersfield, California. 29240cst;SH A B-II-A-2 10/25/96 EXHIBIT B TABLE B-11-B ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT N0.96-1 ENGINEER'S ITEMIZED ESTIMATE OF IMPROVEMENT ACQUISITION COST BRIMHALL II AREA IMPROVEMENTS TO BE ACQUIRED (REVISED TENTATIVE TRACT NO. 5489 PHASES C - F OFF-SITE IMPROVEMENTS) UNIT DESCRIPTION QUANTITY UNITS COST TOTAL 1. BRIMHALL ROAD FRONTAGE IMPROVEMENTS A. GRADING 2227 CY 1.20 $2,672 B. STORM DRAIN IMPROVEMENTS 24" Pipe 980 LF 22.00 $21,560 Manhole 2 EA 1400.00 $2,800 TOTAL STORM DRAIN IMPROVEMENTS $24,360 C. STREET IMPROVEMENTS AC Paving 1273 TN 23.50 $29,916 Ag Base 1257 CY 22.00 $27,654 Subgrade Prep 5389 SY 0.90 $4,850 6" Curb & Gutter 1832 LF 5.25 $9,618 Sidewalk 10080 SF 1.30 $13,104 Handicap Ramp 1000 SF 1.30 $1,300 Metro Street Signs 2 EA 300.00 $600 Monument Encasements 1 EA 250.00 $250 Street Lights 3 EA 1900.00 $5,700 Street Light Conduit, 1 1/2" 1500 LF 2.00 $3,000 Street Light Pull Boxes 5 EA 150.00 $750 Traffic Splice Boxes 3 EA 150.00 $450 No Parking Signs 10 EA 200.00 $2,000 Stop Signs 1 EA 200.00 $200 Sawcut 1832 LF 1.00 $1,832 Median Curb 3504 LF 5.00 $17,520 White Skip Strip 1832 LF 0.50 $916 Chanelizing Lane 200 LF 1.00 $200 Bike Lane 1832 LF 0.65 $1,191 Pavement Markers 41 EA 9.00 $369 SUBTOTAL STREET IMPROVEMENTS $121,420 D. MISCELLANEOUS Median Hardscape 8728 SF 5.50 $48,004 Median Landscape 8728 SF 2.75 $24,002 SUBTOTAL MISCELLANEOUS IMPROVEMENTS $72,006 E. SUBTOTAL BRIMHALL FRONTAGE IMPROVEMENT COST $220,458 F. CONSTRUCTION CONTINGENCY (10%) $22,046 G. INCIDENTAL COST Plan Check Fees $3,380 Performance Bond $3,274 Design Engineering $15,763 Contractor Overhead $24,250 Inspection $7,275 Soils Testing & Report $4,850 Construction Staking $9,700 TOTAL INCIDENTAL COST $68,492 29240cst;SH B B-II-B-1 10/25/96 EXHIBIT B TABLE B-II-B ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ITEMIZED ESTIMATE OF IMPROVEMENT ACQUISITION COST BRIMHALL II AREA IMPROVEMENTS TO BE ACQUIRED (REVISED TENTATIVE TRACT NO. 5489 PHASES C - F OFF-SITE IMPROVEMENTS) f UNIT DESCRIPTION QUANTITY UNITS COST TOTAL H. TOTAL BRIMHALL FRONTAGE IMPROVEMENTS $310,996 2. OLD FARM ROAD FRONTAGE IMPROVEMENTS A. STORM DRAIN IMPROVEMENTS 18" Pipe 40 LF 15.00 $600 B. STREET IMPROVEMENTS r Sidewalk 5249 SF 1.30 $6,824 Handicap Ramp 602 SF 1.30 $783 Street Lights 2 EA 1900.00 $3,800 Street Light Conduit, 1 1/2" 120 LF 2.00 $240 Street Light Pull Boxes 2 EA 150.00 $300 No Parking Signs 5 EA 200.00 $1,000 SUBTOTAL STREET IMPROVEMENTS $12,947 C. MISCELLANEOUS Block Wall 9488 SF 7.74 $73,437 Landscaping 7476 SF 2.75 $20,559 SUBTOTAL MISCELLANEOUS IMPROVEMENTS $93,996 f D. SUBTOTAL OLD FARM ROAD FRONTAGE IMPROVEMENT COST $107,543 E. CONSTRUCTION CONTINGENCY (10%) $10,754 F. INCIDENTAL COST Plan Check Fees $308 Performance Bond $1,597 Design Engineering $6,503 Landscape Design Fee $1,336 Contractor Overhead $11,830 Inspection $3,549 } Soils Testing & Report $2,366 I Construction Staking $4,733 TOTAL INCIDENTAL COST $32,222 1 G. TOTAL OLD FARM ROAD FRONTAGE IMPROVEMENTS $150,519 3. TOTAL BRIMHALL II. IMPROVEMENT COST (Add Items 1 & 2) A. IMPROVEMENTS $328,001 B. CONTINGENCY $32,800 C. INCIDENTALS $100,714 D. TOTAL BRIMHALL II IMPROVEMENT COST $461,515 Note: All improvement, contingency and incidental cost estimates shown in this table .were provided by Martin - McIntosh Engineering, Bakersfield, California. 29240cst;SH B B-II-B-2 10/25/96 EXHIBIT B TABLE B-II-C ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT N0.96-1 ENGINEER'S ITEMIZED ESTIMATE OF IMPROVEMENT ACQUISITION COST SPRING MEADOWS AREA (TRACT NO. 5544 PHASE D) IMPROVEMENTS TO BE ACQUIRED (VERDUGO LANE IMPROVEMENTS) UNIT DESCRIPTION QUANTITY UNITS COST TOTAL 1. VERDUGO LANE FRONTAGE IMPROVEMENTS A. STREET IMPROVEMENTS AC Paving 631 TN 23.50 $14,829 Ag Base 232 CY 22.00 $5,104 Subgrade Prep 3489 SY 0.90 $3,140 6" Curb & Gutter 600 LF 5.25 $3,150 Sidewalk 3300 SF 1.30 $4,290 No Parking Signs 3 EA 200.00 $600 Street Lights 1 EA 1900.00 $1,900 Street Light Conduit & Conductor 600 LF 2.00 $1,200 Street Light Pull Boxes 3 EA 150.00 $450 TOTAL STREET IMPROVEMENTS $34,663 B. MISCELLANEOUS Block Wall 4398 SF Landscaping 4800 SF 8.21 $36,108 2.25 $10,800 SUBTOTAL MISCELLANEOUS IMPROVEMENTS $46,908 C. SUBTOTAL VERDUGO LANE FRONTAGE IMPROVEMENT COST $81,571 D. CONST. CONTINGENCY (10%) $8,157 E. INCIDENTAL COST Plan Check Fees $2,086 Performance Bond $1,478 Design Engineering & Landscape Fees $8,388 Contractor Overhead $8,973 Inspection $2,335 Soils Testing & Report $2,335 Construction Staking $3,114 TOTAL INCIDENTAL COST $28,709 F. TOTAL VERDUGO LANE FRONTAGE IMPROVEMENTS $118,437 Note: All improvement, contingency and incidental cost estimates shown in this table were provided by Martin - McIntosh Engineering, Bakersfield, California. 29240cst;SH C B-II-C-1 10/25/96 EXHIBIT B TABLE B-II-D ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ITEMIZED ESTIMATE OF IMPROVEMENT ACQUISITION COST FAIRWAYS AREA IMPROVEMENTS TO BE ACQUIRED (GALLOWAY DR. FRONTAGE, ON-SITE,SEWER AND STOCKDALE HWY. ACCESS ROAD IMPROVEMENTS) UNIT DESCRIPTION QUANTITY UNITS COST TOTAL 1. GALLOWAY DRIVE IMPROVEMENTS A. GRADING 1108 CY 1.20 $1,330 B. SEWER IMPROVEMENTS 10" Sewer Main 980 LF 18.00 $17,640 12" Sewer Main 55 LF 22.00 $1,210 Standard Manhole 4 EA 1400.00 $5,600 TOTAL SEWER IMPROVEMENTS $24,450 C. WATER IMPROVEMENTS 16" Water Main 1169 LF 21.00 $24,549 16" Gate Valve 1 EA 2100.00 $2,100 12" Water Main 220 LF 17.00 $3,740 12" Gate Valve 2 EA 950.00 $1,900 Whart Hydrant 1 EA 600.00 $600 2" Irrigation Service 2 EA 250.00 $500 TOTAL WATER IMPROVEMENTS $33,389 D. STREET IMPROVEMENTS AC Paving 431 TN 23.50 $10,129 Ag Base 196 CY 22.00 $4,312 Subgrade Prep 1467 SY 0.90 $1,320 6" Curb & Gutter 880 LF 5.25 $4,620 Sidewalk 4840 SF 1.30 $6,292 Metro Street Signs 2 EA 300.00 $600 Traffic Signs 5 EA 200.00 $1,000 Street Lights 2 EA 1900.00 $3,800 Street Light Conduit, 1 1/2" 500 LF 2.00 $1,000 Street Light Pull Boxes 5 EA 150.00 $750 Landscape Meter Pedestal 1 EA 1000.00 $1,000 Monument Encasements 1 LS 250.00 $250 Median Curb 1760 LF 5.00 $8,800 TOTAL STREET IMPROVEMENTS $43,873 E. BUS STOP IMPROVEMENTS AC Paving 79 TN 23.50 $1,857 Ag Base 45 CY 22.00 $990 Subgrade Prep 270 SY 0.90 $243 Signs 1 EA 150.00 $150 Striping 355 LF 1.00 $355 TOTAL BUS STOP IMPROVEMENTS $3,595 F. DECELERATION LANE IMPROVEMENTS AC Paving 80 TN 23.50 $1,880 Ag Base 45 CY 22.00 $990 Subgrade Prep 272 SY 0.90 $245 Signs 1 EA 150.00 $150 Striping 290 LF 1.00 $290 TOTAL DECELERATION LANE IMPROVEMENTS $3,555 29240cst;SH D B-II-D-1 10/25/96 EXHIBIT 6 TABLE B-11-D ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ITEMIZED ESTIMATE OF IMPROVEMENT ACQUISITION COST FAIRWAYS AREA IMPROVEMENTS TO BE ACQUIRED (GALLOWAY DR. FRONTAGE, ON-SITE SEWER AND STOCKDALE HWY. ACCESS ROAD IMPROVEMENTS) DESCRIPTION G. TRAFFIC SIGNAL QUANTITY ~ UNITS 1 LS COST 130000.00 TOTAL $130,000 H. MISCELLANEOUS IMPROVEMENTS Wrought Iron Fencing 866 LF 60.00 $51,960 Chain Link Fencing 7190 LF 10.00 $71,900 Corner Monuments 2 EA 10000.00 $20,000 Main Identification Monument 1 EA 12000.00 $12,000 Median Hardscape 3080 SF 5.50 $16,940 Median Landscape 9240 SF 2.75 $25,410 R/W Landscaping 8800 SF 2.75 $24,200 TOTAL MISCELLANEOUS IMPROVEMENTS $222,410_ I. SUBTOTAL IMPROVEMENT COST $462,602 J. CONSTRUCTION CONTINGENCY (10%) $46,260 K. INCIDENTAL COST Plan Check Fees $12,129 Water Inspection Fees $1,469 Performance Bond $6,868 Design Engineering $39,631 Contractor Overhead $50,886 Inspection $15,263 Soils Testing & Report $15,263 Construction Staking $20,351 TOTAL INCIDENTAL COST $161,860 L. TOTAL GALLOWAY DRIVE IMPROVEMENTS $670,722 / 2. FAIRWAYS ON-SITE SEWER SYSTEM IMPROVEMENTS (PHASES A - M) A. SEWER IMPROVEMENTS 8" Main 20528 LF 13.50 $277,128 12" Main 3626 LF 22.00 $79,772 4" Lateral 19540 LF 7.35 $143,619 6" Lateral 34 LF 10.00 $340 Cleanout 5 EA 300.00 $1,500 Standard Manhole 104 EA 1400.00 $145,600 Drop Manhole 1 EA 2000.00 $2,000 TOTAL SEWER IMPROVEMENTS $649,959 B. CONSTRUCTION CONTINGENCY (10%) $64,996 29240cst;SH D B-II-D-2 10/25/96 EXHIBIT B TABLE B-II-D ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S ITEMIZED ESTIMATE OF IMPROVEMENT ACQUISITION COST FAIRWAYS AREA IMPROVEMENTS TO BE ACQUIRED (GALLOWAY DR. FRONTAGE, ON-SITE SEWER AND STOCKDALE HWY. ACCESS ROAD IMPROVEMENTS) DESCRIPTION QUANTITY I UNITS I COST I TOTAL C. INCIDENTAL COST Plan Check Fees $21,422 Performance Bond $9,652 Design Engineering $77,377 Contractor Overhead (10%) $71,495 Inspection $21,447 Soils Testing & Report $21,447 Construction Staking $28,598 TOTAL INCIDENTAL COST $251,438 D. TOTAL FAIRWAYS ON-SITE SEWER SYSTEM IMPROVEMENTS $966,393 3. STOCKDALE HIGHWAY ACCESS ROAD IMPROVEMENTS A. RIO BRAVO CANAL BRIDGE Bridge Crossing 1 LS 156301.00 $156,301 Canal Relocation 3600 CY 2.00 $7,200 TOTAL STREET IMPROVEMENTS $163,501 B. SUBTOTAL IMPROVEMENT COST C. CONSTRUCTION CONTINGENCY (10%) $163,501 $16,350 D. INCIDENTAL COST Plan Check Fees $4,482 Performance Bond $2,428 Design Engineering & Reimburseables $17,107 Contractor Overhead (10%) $17,985 Inspection $5,396 Soils Testing & Report • $5,396 Construction Staking $7,194 TOTAL INCIDENTAL COST $59,988 E. TOTAL STOCKDALE HIGHWAY ACCESS ROAD IMPROVEMENTS 4. TOTAL FAIRWAYS IMPROVEMENTS $239,839° IMPROVEMENTS (Items 1.H., 2.A., 3.A. and 4.C.) $1,276,062 CONTINGENCY (Items 1.1., 2.B., 3.6. and 4.D.) $127,606 INCIDENTALS (items 1.J., 2.C., 3.C., and 4.E.) $473,286 TOTAL FAIRWAYS IMPROVEMENT COST $1,876,954rJ Note: All improvement, contingency and incidental cost estimates shown in this table were provided by Martin - McIntosh Engineering, Bakersfield, California. 29240cst;SH D B-II-D-3 10/25/96 96/5Z/06 6-3-11-8 ~ HS~lso0~Z6Z Zti5`E£$ ~%06) AJN3~JNIlNOJ '1SNOJ '~ OZ~`5EE$ 1SOO 1N3W3/~021dWi l`d1018f1S '3 6E5'ZZ6$ S1N3W3/~ObdWl 2131dM ltfl0l 05Z`6Z$ 00'05 6 d3 56 6 saoln~aS ~~b/E 000'Z$ 00'05Z b~3 8 3UeJp~H ~eyM anowaa 009'E$ 00'009 `d3 9 ~UeJP~H ~eyM 050'ti$ 00'05b d3 6 sallgwassy };o-nr-ol8 ..Z 000`9Z$ 00'0002 `d3 E6 ~UeJP~H ..9 05~'Z$ 00'05£ `d3 L anleA a;e0 „g 008'9$ 00'SZb M3 96 anleA a;eJ ..8 809`66$ 00'8 ~'1 65bZ uleW ~a;eM..9 ELL`8Z$ 00'6 ~l L66E ulellV~a;eM,~8 S1N3W3A021dW12i31`dM 'd Zi~Z'E56$ S1N3W3/~021dW1 W31S~lS ?~3M3S l`d101 009'EE$ 00'OOi'6 d3 bZ aloyueW p~epue;S 000'9$ 00'0002 d3 E aloyueW dao 008' 6$ 00'00£ H3 9 ;no-uea10 68Z'Z5$ 5E'L ~l E66L lea;e~ „~ EL£' LE$ 09'6 dl 89ZE U1eW ~~9 886'82$ 05'E6 ~l 880Z U1eW••8 S1N3W3AOadW1213M3S '0 L~9'65$ S1N3W3/~021dW1 NIb21a W~IOlS 1H101 OOZ'ti$ 00'OOti6 b~3 £ aloyuelN 000`9$ 00'0002 H3 E xo8 uol;oun~ 000'56$ 00'0056 b~3 06 ulse8 yo;e0 y ad~l 556'x$ .00'56 ~l LLZ aulladld ..86 OZ6$ 00'02 ~~ 9b aulladld ..6Z ZEE`tiZ$ 00'22 ~1 9066 aulladld ~~bZ Ob0`5$ 00'SV dl 266 aulladld..9E S1N3W3A021dW1 Nlt/ZIQ W2lOlS '8 0$ 1S00 JNIab21J ~t/101 0$ 00'002 Od 0 gn~J'8 Je810 0$ OZ' 6 ~0 0 uol;eneox3 JNIQb21J 'b S1N3W3/~O>ddW1311S-NO 8g8910tlZ113A11tl1N31 ~JNIlS3A a3SOd0?Jd '6 lb~101 1S00 I SllNfl I JIlIlNb~flD NOIld1210S3a llNfl _ _ ~S1N3W3n021dW1311S'NO 8ti851~1~L113nl1t/1N31 ~JNIlS3n a3SOd0?~d) Q3211(1bOtl 38 Ol S1N3W3AOadWI tl3>dtl H21tld Sf1dWtl0 1S00 NOI11SIftbOtl 1N3W3A021dW1 d0 31tlWIlS3 a3ZIW311 S.2133NIJN3 6-96 'ON 101~IlSla 1N3WSS3SSH a131~S2i3XH8 ~O J1110 12iOd3~l S~b33NIJN3 3-11-9 3'19tl1 81191HX3 96/5Z/O6 Z-3-II-8 3 HS~3SO0t+Z6Z •e/wo~~e0 `p~a/~s~a~eg `Buuaau/Bu3 yso~u/opy - u/peW ~fq pap/nad aiaM a~qe~ s/y; u/ uMOys sa;ew/#sa ~soo ~e~uap/ou/ pue ~(oua8u/~uoo `~uawanaidw/ //y a~oN S1N3W3AObdWI ZZ9`86ti$ 311S-NO 8b8810112~13AI1V1N31 JNIlS3A Q3SOd021d ~b~101 'H 095`6Z6$ 1S0~ 1H1N3aI~Nl lb~101 85L'i~b$ ul~e;g uol;oru;suo0 690' 6 6$ ~odab '8 6ul;sal sllog 690` 6 6$ uol~adsul Z86`ib$ puo8 aoueuuo}lad 6~£'L$ saa~ uol;oadsul ~a;eM 8L£'O6$ saa~ ~oa40 Ueld L90'EE$ salgeas~nqualaa ~ 6uuaaul6u3 uBlsaa 968`9£$ peay~an0 ~o;oe~;uo0 1S001H1N3alONl 'J 1H101 I 1S00 I S11Nf1 IullNb~flt~I NOIld12iOS3a (S1N3W3A021dW1 311S-NO Sb881~b2113A11H1N31 JNIlS3A 43SOdOtld) a32lIt1bOV 39 Ol S1N3W3A021dW1 V~321b~ XaVd Sf1dWV0 1S00 NOI11SIt1bOV 1N3W3A021dW1 d0 31V~WI1S3 a3ZIW311 S.2133NIJN3 6-96 'ON 1~12J1SIa 1N3WSS3SSb~ a'131~S213X`d8 ~O ~lll0 12iOd3~l S~2i33NIJN3 3-11-8 3~8V1 81181HX3 96/SZ/0 L L-III-B E80bZ6Z 'L66L 'OL /udy~s;{e ~qun ~nooo;ou few yo/yM 'ryn} u! 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Q i O ~ ,4 ~ ~ ~ ~ co v ~ N o ~ Q 0 ti U Q W Z ~ C O OQ o~°n ~n i ' N J Z w gQ co v~ mch o a o Z o o i z as cn w~ ~ o '~ >W ~ OU p O ~ ~ Z } ~ a LL Z ~ ~ ~ Z ~' `t Z ~ c i~ ~ Q O J U W Y m Z J z w Q Z 0 rn N O r U U U M 0 N O N 0 V m V W W m rn z H U ~_ ~~ aw ~ ~ ~ ~ W W ~ zQ _o '(' J Z W W LL W Y OQO 0 _~ U N Z a 0 J a z w W aZ ~ W W~ wa z~ W "~ m W W ~ O ~O cn a W Q Q ~ W d Q Q a a a a LL J H w D O O O O ~ ~ ~a N O O N D.. ~ ~ ~ ~ ~- ~ d' J LL OW ~ m ~ d. O o O o 0 0 0 0 0 0 00 ~ W N O ~ N O ~ N ~ ~ ~ ~ az ~ ~ o~ a ti O ~ ti ~ (A w ~n o ~n Q tc> ~ ~V Z wQ ~ O ~ ~ ~ r r- Q r ~ ° z w O ~ ~ OQ Z W M O M Z ~t dM' gQ ~z w ~ ° W ~ w -~ ~' ~~ a ¢ Q (V N WZ a O m ~ wo ~ ~ ~ ~ z ~ ~ a > Y Q ~ oo ~ U~ a ~ i N Z ~ ~ I~ o (~ Z ~ N a ~ ~Q ~ V~ Q 'z 0 J U w w Y m w ti 2 2 W a ao °w w w m O z i LL ~ O ~ Q ~ ~ ~ Q U W ~ ~ ~i 0 2 w a W a °w O O w 2 rn to N O r U M U O d' N O N EXHIBIT C TABLE C-IV-A ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 COMPARISON OF BRIMHALL II AREA BENEFIT ASSESSMENT ALLOCATION AND ASSESSMENT REALLOCATION PER CITY CODE SECTION 13.08.070 ASMNT DEVELOPMENT LAND DU's! REALLOCATION ESTIMATED REALLOCATION AVERAGE AVERAGE NO DESCRIPTION AREA DU's ACRE PER CITY CODE BENEFIT MINUS BENEFIT DIFFERENCE DIFFERENCE 13.08.070 ALLOCATION ALLOCATION PER ACRE PER DU (See Tables C-II-A and C-III-A for details of each Assessment Allocation) 3 TR 5489 PH C - F 58.13 100 1.72 461,515.00 398,367.66 63,147.34 1,086.31 631.47 N/A NON A.D. 96-1 N/A N/A N/A 0.00 63,147.34 63,147.34 N/A N/A BRIMHALL II TOTALS: 58.13 100 1.72 461,515.00 461,515.00 0.00 NOTES: 1. LAND AREA AND DWELLING UNITS PROVIDED BY MARTIN - MC/NTOSH ENGINEERING, BAKERSFIELD, CALIFORNIA. 2. THIS TABLE COMPARES THE ALLOCATION OF THE COST OF IMPROVEMENT AND RELATED CONTINGENCYAND INCIDENTALS BETWEEN THE BENEFIT COST ALLOCATION DESCRIBED IN SECTION O AND THE COST REALLOCATION AS PERMITTED ACCORDING TO CITY OF BAKERSFIELD CODE SECTION 13.08.070. 29240C4A C-IV-A-1 10/25/96 EXHIBIT C TABLE C-IV-B ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 COMPARISON OF SPRING MEADOWS AREA BENEFIT ASSESSMENT ALLOCATION AND ASSESSMENT REALLOCATION PER CITY CODE SECTION 13.08.070 ASMNT DEVELOPMENT LAND DU's/ REALLOCATION ESTIMATED AREA REALLOCATION AVERAGE AVERAGE NO DESCRIPTION AREA DU's ACRE PER CITY CODE BENEFIT MINUS BENEFIT DIFFERENCE DIFFERENCE 13.08.070 ALLOCATION ALLOCATION PER ACRE PER DU (See Tables GII-B and C-III-B for details of each Assessment Allocation) 5-44 TR 5544 PH D 12.62 39 3.09 118,437.00 109,063.00 9,374.00 742.79 240.36 N/A NON A.D. 96-1 N/A N/A N/A 0.00 9,374.00 9,374.00 N/A N/A SPRING MEADOWS TOTALS: 12.62 39 3.09 118,437.00 118,437.00 0.00 NOTES: 1. LAND AREA AND DWELLING UNITS PROVIDED BY MARTIN Mc/NTOSH ENGINEERING, BAKERSFIELD, CALIFORNIA. 2. THIS TABLE COMPARES THE ALLOCATION OF THE COST OF IMPROVEMENT AND RELATED CONT/NGENCYAND INCIDENTALS BETWEEN THE BENEFIT COST ALLOCATION DESCRIBED IN SECTION D AND THE COST REALLOCATION AS PERMITTED ACCORDING TO CITY OF BAKERSFIELD. CODE SECTION 13.08.070. 29240C4B C-IV-B-1 10/25/96 EXHIBIT C TABLE C-IV-C ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 COMPARISON OF FAIRWAYS AREA BENEFIT ASSESSMENT ALLOCATION AND ASSESSMENT REALLOCATION PER CITY CODE SECTION 13.08.070 ASMNT DEVELOPMENT LAND DU's/ REALLOCATION ESTIMATED AREA REALLOCATION AVERAGE AVERAGE NO DESCRIPTION AREA DU's ACRE PER CITY CODE BENEFIT MINUS BENEFIT DIFFERENCE DIFFERENCE 13.08.070 ALLOCATION ALLOCATION PER ACRE PER DU (See Tables C-II-C and C-III-C for details of each Assessment Allocation) 4 GROVES 66.01 416 6.30 1,232,690.62 1,162,470.37 70,220.25 1,063.78 168.80 4 CLUSTER 34.50 284 8.23 644,263.38 572,352.94 71,910.44 2,084.36 253.21 SUBTOTAL: 100.51 700 6.96 1,876,954.00 1,734,823.31 142,130.69 N/A NON A.D.96-1 N!A N/A N/A 0.00 142,130.69 (142,130.69) N/A N/A FAI RWAYS TOTALS: 100.51 700 6.96 1,876,954.00 1,876,954.00 0.00 NOTES: 1. LAND AREA AND DWELLING UNITS PROVIDED BY MARTIN McINTOSH ENGINEERING, BAKERSFIELD, CALIFORNIA. 2. THIS TABLE COMPARES THE ALLOCATION OF THE COST OF IMPROVEMENT AND RELATED CONTINGENCY AND INCIDENTALS BETWEEN THE BENEFIT COST ALLOCATION DESCR/BED /N SECTION D AND THE COST REALLOCATION AS PERMITTED ACCORDING TO CITY OF BAKERSFIELD. CODE SECTION 13.08.070. 29240C4C C-IV-C-1 10/25/96 EXHIBIT C TABLE C-IV-D ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 COMPARISON OF CAMPUS PARK AREA BENEFIT ASSESSMENT ALLOCATION AND ASSESSMENT REALLOCATION PER CITY CODE SECTION 13.08.070 ASMNT DEVELOPMENT LAND DU's/ REALLOCATION ESTIMATED AREA REALLOCATION AVERAGE AVERAGE NO DESCRIPTION AREA DU's ACRE PER CITY CODE BENEFIT MINUS BENEFIT DIFFERENCE DIFFERENCE 13.08.070 ALLOCATION ALLOCATION PER ACRE PER DU (See Tables C-II-D and C-III-D for details of each Assessment Allocation) 1 PROPOSED VTTR 5848 34.0 195 5.74 498,522.00 498,522.00 0.00 0.00 0.00 2 B.V. CANAL EASEMENT 9.95 0 0.00 0.00 0.00 0.00 0.00 0.00 SUBTOTAL: 43.95 195 4.44 498,522.00 498,522.00 0.00 N/A NON A.D. 96-1 N/A N/A N/A 0.00 0.00 0.00 N/A N!A CAM PUS PARK TOTALS: N/A N/A N/A 498,522.00 498,522.00 0.00 NIA N/A NOTES: 1. LAND AREA AND DWELLING UN/TS PROVIDED BY MARTIN MCINTOSH ENGINEERING, BAKERSFIELD, CALIFORNIA. 2. THIS TABLE COMPARES THE ALLOCATION OF THE COST OF IMPROVEMENT AND RELATED CONTINGENCYAND INCIDENTALS BETWEEN THE BENEFIT COST ALLOCATION DESCRIBED IN SECTION D AND THE COST REALLOCATION AS PERMITTED ACCORDING TO CITY OF BAKERSFIELD CODE SECTION 13.08.070. 3. LAND AREA IS BASED ON IXISTING PARCEL LINE MODIFICATION AS SHOWN ON THE UNRECORDED PARCEL MAP WAIVER NO. 10.95. THE LAND AREA SHOWN ON THIS TABLE FOR ASSESSMENT NO. 11S TO ESTIMATE THE ASSESSMENT SHARE FOR FUTURE LOTS WITHIN PROPOSED TENTATIVE TRACT 5848. 4. THE AREA OF THE NON-BENEFITED B.V. CANAL EASEMENT SHOWN ON THIS TABLE REFLECTS THE AREAS SHOWN ON THE ABOVE REFERENCED UNRECORDED PARCEL MAP WAIVER NO. 10-95. 29240C4D C-IV-D-1 10/25/96 EXHIBIT D ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) DESCRIPTION OF ASSESSMENT SPREAD METHOD INTRODUCTION The City Council appointed the Director of Public Works as the Engineer of Work for AD 96-1 by adoption of Resolution of Intention No. 1151 on August 21, 1996. Also on August 21, 1996, the City Council approved Agreement No. 96-231 with Edward J. Wilson, a Registered Civil Engineer, appointing him as the Assessment Engineer for AD 96-1. The Assessment Engineer has been retained by the City to prepare an Engineer's Report on the proposed assessment that will include, in part, an analysis of the facts in AD 96-1 and the development of a method of apportioning the total amount of the costs and expenses of the proposed improvement acquisitions to the parcels and lots located within AD 96-1. AD 96-1 has been formed pursuant to a petition signed by the District Proponent and owner of all of the AD 96-1 property proposed to be assessed, requesting the City Council to waive further proceedings under Division 4 of the Streets and Highways Code and to undertake proceedings pursuant to the 1913 Act and to the provisions of Municipal Code Sections 13.08.060 and 13.08.070. The petition is on file with the City Clerk and was accepted on August 21, 1996, when the City Council adopted its Resolution No. 98-96, "Accepting Petition and Determining to Undertake Special Assessment Proceedings (AD 96-1)." ASSESSMENT DISTRICT PURPOSE AD 96-1 has been formed for the purpose of financing the estimated total cost for City acquisition of certain public improvements within four AD 96-1 community areas, which are described in Section II of the AD 96-1 Engineer's Report. A detailed description of the proposed Improvement Acquisitions is also presented in Section II. The AD 96-1 proceedings will confum an assessment for the estimated total cost of the improvements to be acquired pursuant to the 1913 Act and to the Municipal Code. The City proposes to issue bonds under the 1915 Act, secured by the unpaid assessments, to pay the cost to acquire the improvements and pay all incidental costs and expenses related thereto and authorized for funding by the 1913 Act. AUTHORIZATION FOR ASSESSMENT REALLOCATIONS As stated above, the Petition filed by the District Proponent requested that the AD 96-1 assessment be spread to the assessed properties in the manner set forth in Municipal Code Sections 13.08.060 29240FER.EXD D-1 10/25!96 and 13.08.070-Benefit Spread, which were added to the Municipal Code on Apri15, 1995, by City Council adoption of Ordinance No. 3643. The City Council has approved that request by its adoption of its referenced Resolution No. 98-96, and the AD 96-1 assessment will be spread pursuant to the 1913 Act and to the Municipal Code. Under the 1913 Act, parcel assessment shares are allocated among the benefited parcels of land in the assessment district in proportion to the estimated benefit each parcel can be expected to receive from the work and improvement covered by the assessment. Municipal Code Section 13.08.070 authorizes the "reallocation" to alternate properties of assessments initially allocated to parcels in proportion to their estimated benefit (i.e., initial allocation made in accordance with the 1913 Act benefit/cost requirement and that benefit/cost share is reallocated to the other parcels that may or may not be directly benefited by the improvements funded in the assessment). The AD 96-1 individual parcel assessment amounts shown on Engineer's Report Exhibit A, Assessment Roll, have been calculated ("spread") among the assessed parcels pursuant to Municipal Code Section 13.08.070. The Alternate Method used by the Assessment Engineer to reallocate the benefit based assessment shares initially allocated by the Assessment Engineer to each AD 96-1 assessed parcel has been provided to the Engineer of Work by the District Proponent and is hereafter referred to as the "Reallocation Method. " In light of the fact that the AD 96-1 parcel assessments have been spread using a Reallocation Method proposed by the District Proponent, it is the intent of the AD 96-1 Assessment Engineer in preparing this Engineer's Report Exhibit D to present information and data on the Reallocation Method and on the Benefit/Cost Based Method for allocation of assessments. The objective of this effort is to present a comparative analysis of the Benefit/Cost Based Method and the Reallocation Method of assessment spread that will provide sufficient background information for the City Council to reference in making a determination on whether the proposed Assessment Reallocation Method is in conformance with Municipal Code Section 13.08.070, and for them to further determine whether the Assessment Reallocation Method will be implemented as the confirmed "Assessment Spread Method" for AD 96-1. Accordingly, descriptions and assessment spread calculations. are presented in the following sections of this Exhibit D of the Reallocation Method of assessment spread proposed by the District Proponent, and of the Benefit/Cost Assessment Spread Method developed by the Assessment Engineer. Those descriptions and assessment calculation results are followed by a comparison of the parcel assessments calculated using each method. A statement of findings as to whether the proposed Reallocation Method is in conformance with the criteria set forth in Municipal Code Section 13.08.070 is then presented. at the end of Exhibit D to complete the evaluation of that allocation procedure. The text of Municipal Code Section 13.08.070 is presented below for reference to facilitate the description of the proposed Reallocation Method. 29240FER.EXD D-2 10/25/96 Municipal Code Section 13.08.070-Benefit Spread. A. In special assessment proceedings conducted by the City of Bakersfield pursuant to the Municipal Improvement Act of 1913 (Sections 10000 and following, California Streets and Highways Code), as amended from time to time (the " 1913 Act"), and notwithstanding any provision of the 1913 Act to the contrary, the City may determine and implement an alternate method and rate of assessment reallocating assessments to alternate properties. B. Such reallocation may occur even though doing so will result in no assessment being levied upon property which is, in fact, benefited by improvements for which the assessments are levied and which is determined differently from a direct cost/benefit ratio. C. Such alternate methods and rates of assessment may only be determined and implemented by the City when so requested by the owner of all property to be assessed, and upon written and recorded consent of the owner of the property to which assessments are reallocated. D. Additionally, such alternate methods and rates of assessment may only be determined and implemented by the City to pay for improvements that bear a rational nexus to the property to be assessed. DESCRIPTION OF ASSESSMENT REALLOCATION METHOD In accordance with Subsection C of Municipal Code Section 13.08.070 ("Section 13.08.070 (C)"), the District Proponent has submitted a proposed "AD 96-1 Alternate Method and Rate of Assessment" (the "AD 96-1 Reallocation Method") to the Engineer of Work. Also in accordance with Section 13.080.070 (C), the District- Proponent has submitted a written request to the Engineer of Work asking that the proposed AD 96-1 Reallocation Method be implemented for AD 96-1 and further stating that they are the owners of all of the property proposed to be reallocated a share of the AD 96-1 Assessment and that they consent to the reallocation. The Engineer of Work has accepted the proposed method and directed the Assessment Engineer to use the AD 96-1 Reallocation Method for calculating the AD 96-1 parcel assessments. The AD 96-1 Reallocation Method is described as: Subject to certain exceptions described below, the total improvement acquisition cost within each of the four (4) community areas shown on the AD 96-1 Boundary Map and on the AD 96-1 Assessment Diagram is spread among the developed and undeveloped parcels within each area in direct proportion to parcel acreage and to each planned or existing lot within those undeveloped parcels as an equal per lot cost share. The acreage spread exceptions within each community area are as follows: 29240FER.EXD D-3 10/25/96 1. Brimhall II Area There are no exceptions in the Brimhall II Area to the equal cost share per acre and equal cost per planned lot reallocation spread method. All Brimhall II Area improvement acquisition costs are apportioned to Assessment 3, which is the only ATN .within the Brimhall II Area boundaries shown on the AD 96-1 Boundary Map. As stated in Engineer's Report Section II, the Brimhall II Area is approved for subdivision into 100 R-1 lots pursuant to Revised Tentative Tract. No. 5489 Phases C-F ("Ten. TR 5489 C-F"). As those tract phases are recorded, each new lot will be apportioned an equal share of the total cost assessed to Assessment 3 in the .amount shown on Engineer's Report Exhibit A, Assessment Roll. Table C-II-A in Engineer's Report Exhibit C shows the total amount assessed to this area in the "Total Assessment" column, followed by the per acre and per R-1 lot or per Equivalent Dwelling Unit ("EDU") assessment amounts. Table C-I in Exhibit C shows the assessment calculation details for each lot in Ten. TR 5489 C-F, as calculated using the Reallocation Method. 2. Spring Meadows Area There are no exceptions to the equal cost share per lot for the Spring Meadows Area. Reference to the AD 96-1 Assessment Diagram and to the description of this community in Engineer's Report Section II will confirm that the Spring Meadows Area includes only the existing 39 R-1 lots in Tract No. 5544 Phase D ("TR 5544-D"), and the Section II reference will further confum that the AD 96-1 Improvement Acquisitions planned for this community are all required as conditions of approval for TR 5544-D. Therefore, in accordance with the AD 96-1 Reallocation Method and as shown on the AD 96-1 Assessment Roll, each of the 39 TR 5544-D R-1 lots is apportioned an equal share of the Spring Meadows Area total assessment. The TR 5544-D lots all have an existing AD 82-1 assessment and the cost to pay off those existing assessments is shown in Exhibit B, Table B-III. That "payoff" cost is to be paid by the District Proponent by not later than November 6, 1996. However, the AD 82-1 liens on each lot will not be released by the City Finance Director until after each lot's property tax for 1996/97 has been paid. Table C-II-B in Engineer's Report Exhibit C shows the total amount assessed to the Spring Meadows Area in the "Total Assessment" column, followed by the area's total assessment per acre and the amount assessed to each lot. Table C-I in Exhibit C presents a breakdown of the assessment details for each lot in TR 5544-D, as calculated using the AD 96-1 Reallocation Method. 3. Fairways Area The Fairways Area is presently configured as one parcel that is approved for phased subdivision into 700 age-restricted R-1 lots in a P.U.D., according to Vesting Tentative Tract No. 5836 ("VTTR 5836"). The development plan approved for VTTR 5836 29240FER.EXD D-4 10/25/96 includes a 3.25 acre lot designated as a "Golf Course Clubhouse" site, future freeway right of way parcels, open space parcels, parking parcels, street parcels, and several parcels totaling about 93 acres that are designated as a "Golf Course" and "Driving Range." The AD 96-1 Reallocation Method proposed by the District Proponent excludes the planned Gold Course Clubhouse parcel and Golf Course/Driving Range parcels from participation in the assessment spread. The District Proponent's development strategy for the Fairways Area is structured around two concept neighborhoods that are referred to as the "Adult Resort Community of the Groves" (416 EDU's on 66.01 acres). and the "Cluster Community" (284 EDU's on 34.50 acres). Data on the proposed Fairways Area assessment spread and on the "Groves" and "Cluster Community" neighborhoods was presented to the City and the Assessment Engineer in the August 1, 1996, update of the June 1996, Assessment District Study (the "AD 96-1 District Study") prepared for the District Proponent by the AD 96-1 Design Engineer. In accordance with the AD 96-1 Reallocation Method, the Fairways Area total improvement acquisition cost is first spread to the "Groves" and "Cluster Community" neighborhoods in direct proportion to their planned acreages as they are shown in the AD 96-1 District Study. As development proceeds with the recording of VTTR 5836 phases within the "Groves" and "Cluster Community" neighborhoods, the total cost share spread to these neighborhoods will be apportioned to the new lots within each neighborhood as an equal share per lot or per EDU. The eastern half of the Fairways Area in Section 31, T 29 S, R 27 E is located within the boundaries of existing AD 82-1. The AD 82-1 Assessment for this portion of the property is based on a Stockdale Sewer Trunkline (the "STS") capacity for the site of 742 EDU's. Therefore, the property has sufficient STS capacity available to accommodate the planned Fairways Area development of 700 R-1 age-restricted units (700 EDU's) and still have 42 EDU's of capacity available for the Golf Course and Clubhouse improvements. The total cost assessed to the Fairways Area does not include the cost to pay off and refinance the existing AD 82-1 Assessment on the property. The AD 82-1 Assessment payoff total cost will be paid by the District Proponent prior to November 6, 1996, but the existing liens will not be released until the 1996/97 property tax is paid in full. Table C-II-C in Engineer's Report Exhibit C shows the total amount assessed to the "Groves" and "Cluster Community" neighborhoods in the "Total Assessment" column, followed by each area's total per acre assessment in the "Amount Per Acre" column and their total per EDU or lot assessment in the "Amount Per EDU" column. Table C-I in Exhibit C presents a breakdown of the Fairways Area total assessment, as calculated using the AD 96-1 Reallocation Method. The total assessment amount shown in the "Total Assessment" column is also the "Confirmed Assessment Amount" for Assessment 4 (the Fairways Area) that is shown on Engineer's Report Exhibit A, Assessment Roll. Table C-II-C in Exhibit C shows the total assessment share allocated to the "Groves" and "Cluster Community" neighborhoods. 29240FER.EXD D-5 10/25/96 4. Campus Park Area There are no exceptions for the Campus Park Area to the equal per acre and equal per lot or EDU AD 96-1 Reallocation Method. As described in Engineer's Report Section II, the Campus Park Area is comprised of two ATN's that are assigned AD 96-1 Assessment Numbers 1 and 2. Assessment 1 is planned for development as a Small Lot Subdivision of 195 R-1 lots in an R-2 Zone, pursuant to proposed VTTR 5848. Assessment 2 is a non- benefited parcel that includes an existing canal right of way and existing and future street rights of way and is not assessed a cost share by AD 96-1. The subdivision of Assessment 1 as VTTR 5848 will occur in phases. The scope of the planned Campus Park Area Improvement Acquisitions includes on-site street grading and certain underground utility improvements needed for development of all of the 195 lots in the proposed subdivision. Therefore, the total cost of the Campus Park improvements planned for acquisition and/or construction as part of the AD 96-1 proceedings will be spread to the new VTTR 58481ots in each phase of the subdivision as an equal cost share per lot. The Campus Park Area is also located within the boundaries of existing AD 82-1, and Assessment 1 has an existing AD 82-1 Assessment, based on the development of 779 EDU's in accordance with its existing multifamily land use and zone designations. Accordingly, there is sufficient STS capacity available to service the proposed VTTR 5848 development of 195 R-1 lots. The total cost spread to Assessment 1 does not include the cost to pay off that parcel's existing AD 82-1 Assessment. As stated above for the Spring Meadows and Fairways Areas, the AD 82-1 payoff cost will be paid by November 6, 1996, but the existing liens will not be released until the property taxes are paid in full. Table C-II-D in Engineer's Report Exhibit C presents the total cost and assessment data for all of the Campus Park Area, and Table C-I provides a breakdown of the total assessment by Campus Park Area parcel, confirming that Assessment 2 is anon-assessed parcel in AD 96-1. CALCULATION OF REALLOCATED ASSESSMENTS Engineer's Report Exhibit C includes a "C-II" group of four tables labeled C-II-A through C-II-D. Each table presents the results of the parcel reallocated assessment calculations for one of the four AD 96-1 community areas. The Tables C-II Reallocated Assessment spread data has been calculated in accordance with the Assessment Reallocation Method Description presented in the preceding section of this Exhibit D. The assessment reallocation data for the unsubdivided ATN's presented in the four C-II Tables has been calculated based on the development planning, land use, and EDU information for each community area provided by the District Proponent and the AD 96-1 Design Engineer. The existing subdivision acreage and total number of lots for TR 5544-D that are shown on Table C-II-B for the Spring Meadows Area were obtained by reference to the recorded map for that subdivision, while the acreages and proposed EDU's or lots for the other three community areas were obtained by reference to the approved or proposed subdivision tentative maps and by reference to the AD 96-1 Assessment District Study. The subdivision acreage and lot data have been used to calculate the reallocated assessment shares for the existing and proposed subdivisions within the four AD 96-1 community areas. 29240FER.EXD D-6 10/25/96 There is a separate C-II table for each community area that shows the cost share reallocations for the separate improvement systems to be acquired that are. spread to each existing or planned subdivision within a community area. Each C-II Table also shows the AD 96-1 Assessment Proceeding and Bond Issuance Cost share reallocations under the "Proceeding/Issue Cost" column, and the total amount proposed to be assessed under the "Total Assessment" column. Following the Total Assessment column are two columns listing the amount assessed per assessable acre and the amount assessed per dwelling unit or per -EDU. Table C-I in Engineer's Report Exhibit C consolidates all of the assessment reallocation data presented in the C-II group of tables and provides the assessment data by existing ATN or by lot for every existing and proposed subdivision lot in AD 96-1. The improvement acquisition cost reallocations are summarized in a single column on Table C-I, because their details are presented in the C-II tables. However, Table C-I itemizes the improvement incidental, assessment proceeding, and bond issuance cost reallocation amounts in separate columns, while those costs are shown as a total amount in the "Proceeding/Issue Costs" column on the C-II Tables. Since the .per acre and per EDU or per lot assessment data is shown on the C-II Tables for each land use area or ATN and for each existing subdivision, that data is not repeated on Table C-I. The "Confirmed Assessment" amount shown on Exhibit A, Assessment Roll is the amount proposed to be assessed to each lot and parcel in AD 96-1 and is also the amount shown under that column title in Table C-I. DESCRIPTION OF BENEFIT/COST BASED ASSESSMENT ALLOCATION METHOD Municipal Code Section 13.08.070 sets forth several criteria under which the City may "determine and implement" an alternative method of assessment. This section of Exhibit D will present information and data for reference by the City Council in their deliberations to make a fmal determination on whether the proposed AD 96-1 Assessment Reallocation Method is in conformance with Municipal Code Section 13.08.070 and as to whether the proposed Assessment Reallocation Method will be implemented as the confirmed "Assessment Spread Method" for AD 96-1. The intended objective in developing .the AD 96-1 benefit/cost based Assessment Allocation Method (the "AD 96-1 Allocation Method") is to define a cost allocation method that apportions the AD 96-1 costs to each parcel in conformance with the requirements of the 1913 Act, which requires that the financed cost in a special assessment proceeding be allocated among the benefited parcels of land in proportion to the estimated benefit each parcel can be expected to receive from the financed work and improvements. It is further intended that the Allocation Method be in general conformance with the benefit/cost methods used to spread costs in existing City assessment districts for which a Notice of Assessment was recorded prior to the effective date of Municipal Code Section 13.080.070. In accordance with these intended objectives, the AD 96-1 Allocation Method is based on the following: 29240FER.EXD D-7 10/25/96 o The Categories of Benefit each improvement system provides to the assessment district properties; ~ The Method of Apportioning the improvement system work items and cost to the various benefit categories; ~ The Criteria for Determining which parcels are benefited by the unprovements in each benefit category; and o The Method of Allocating the apportioned improvement system costs for each benefit category to the parcels benefited by that category of improvements, in proportion to the estimated level of benefit the parcels will receive from those unprovements. I. The Categories of Benefit that provide the foundation for the AD 96-1 Allocation Method are as follows: A. Development Entitlement Benefit Category: This is the primary category of improvement benefit supporting the AD 96-1 Allocation Method developed for each of the four AD 96-1 community areas. As stated in Engineer's Report Section I, the AD 96-1 improvements are improvements that are either already required or are expected by the District Proponent to be required and installed as conditions of entitlement approval for certain properties in AD 96-1. Therefore, planning approval records have been researched to determine the scope of improvements that must be, or are expected to be required to be constructed as a condition of entitlement approval for the AD 96-1 properties. This criteria has been especially useful in confnming that the AD 96-1 Improvement Acquisitions do not benefit any parcels that are located within approved development entitlement areas, but which are not also included in the boundaries of AD 96-1 and are not allocated a share of the AD 96-1 Assessment. The Development Entitlement Benefit Category includes those improvement systems, or their component parts, that provide a regional benefit to AD 96-1 parcels and to a much larger community area not included in AD 96-1. Arterial streets, transmission grid water mains, certain sanitary sewer and storm drain pipelines are examples of improvements assigned to this benefit category. B. Direct Benefit/Fronting Improvement Benefit Category: All of the AD 96-1 improvements that provide a localized level of benefit are included in this benefit category. The general scope of improvements assigned to this benefit category includes the outside traffic and parking lane portions of arterial and major collector streets, all sidewalk, right-of--way landscaping and walls for the.AD 96-1 streets and certain 8-inch and 10-inch diameter water and sanitary sewer pipelines. C. Non-benefited and Non-assessed Parcels: All of the following described parcels in AD 96-1 are defined for the purpose of this Allocation Method as not being benefited 29240FER.EXD D-8 10/25/96 by the AD 96-1 Improvements and, accordingly, they are not apportioned a share of the AD 96-1 assessment by the Allocation Method or by the Reallocation Method: 1. All City-owned property; all landscape lots in existing subdivisions; street right of way; and 2. All existing and designated school and park sites. II. The Method or Criteria Devised for Apportioning the improvement system work items and cost to the two primary improvement benefit categories are described below. A. Assignment of improvement system work items and cost to benefit categories: 1. Development Entitlement/Arterial Class Improvements a. Arterial Street Improvements: Brimhall Road (Brimhall II), Verdugo Lane (Spring Meadows), and Calloway Drive (Fairways) are the only AD 96-1 street improvements with component parts apportioned to this category. For the purpose of the Allocation Method, the northbound center travel lane for Verdugo Lane and the median improvements for Brimhall Road and Calloway Drive (including median landscaping and hardscaping) are the specific portions of these streets classified as "Arterial" Improvements. b. Transmission Grid Water Mains: The 12-inch and 16-inch diameter water mains funded in AD 96-1 are classified as"Grid Mains." The only AD 96-1 "Grid Main" improvements are located in the Calloway Drive Project. c. Sanitary Sewer Main Collector Pipelines: For the purpose of the AD 96-1 Allocation Method, this improvement category includes sewer pipelines being installed as conditions of development entitlement approval that have been designed to serve an area outside the boundaries of the AD 96-1 community in which they are being installed. Only the 12-inch diameter sanitary sewer pipeline to be installed within the Fairways Area and the section of 10-inch diameter pipeline to be installed in Calloway Drive along the easterly boundary of the Fairways Area are included in this improvement category. 2. Direct Benefit/Fronting Improvements: a. Streets/Landscaping/Walls/Street Lights/Traffic Signals: The outside travel lane and parking lane, curb-gutter, deceleration lane and busbay portion of all streets, including arterial and major collector level streets, provide direct and localized benefit to the fronting property areas. In the case of a new subdivision development, all fronting street, sidewalks, walls, street lights, and 29240FER.EXD D-9 10/25/96 landscaping improvements along its perimeter are generally required to be installed as a condition of the tract development entitlement approval. Accordingly, in the Allocation Method street frontage improvements are assessed back to the fronting subdivision area. In the case of AD 96-1, the fronting area may encompass a block of property that the District Proponent has identified as an area planned for subdivision in phases, such as the "Groves" and "Cluster Community" neighborhoods in the Fairways Area and the planned phases of Ten. TR 5489 C-F in the Brimhall II Area and of proposed VTTR 5848 in the Campus Park Area. With regard to the proposed traffic signal improvements planned for the eastern entrance to the Fairways Area from Calloway Drive, because the sole purpose of the signal improvements being installed is to facilitate access to and from the Fairways Area, it is classified for the purpose of the AD 96-1 Allocation Method as benefiting only that planned development and its .full cost is assessed only to the Fairways Area. b. Local Service Pipeline: 8-inch diameter water and sewer mains are classified as fronting benefit improvements and their cost is allocated back to the fronting property areas. Short sections of larger diameter pipeline stubouts into future subdivision development areas are also allocated as direct benefit improvements. In the Brimhall II Area the 24-inch diameter storm drain pipeline to be installed in Brimhall Road and the 40-feet of 18-inch diameter pipeline to be installed in Old Farm Road are shown on the improvement plans provided by the AD 96-1 Design Engineer as serving only Ten. TR 5489 C-F. Accordingly, these pipeline acquisitions are classified as "Local Service Pipelines," and their cost is allocated only to the Ten. TR 5489 C-F property. Similarly, the storm drain pipelines included in the scope of improvement acquisitions planned for the Campus Park Area will be installed within the boundaries of proposed VTTR 5848 as on-site subdivision improvements and are also classified as "Local Service Pipeline" benefiting only the Campus Park Area. Therefore, in accordance with that direct benefit classification, the AD 96-1 Allocation Method spreads the full cost of that pipeline work to the Campus Park Area. B. Apportionment of improvement system cost shares to the benefit categories: 1. Apportionment of Street Costs: a. For the arterial and major collector streets that have portions allocated to both the Entitlement Benefit and Fronting Benefit Categories, the improvement item quantities and costs for street construction work are apportioned in direct proportion to street surface area occupied by each improvement benefit category. The Fronting Street cost is apportioned based on an 18-foot pavement width with the balance of the street surface area classified as the 29240FER.EXD D-10 10/25/96 "Arterial" Street section. However, if the full design half-width of an arterial street is being installed along with the inside travel lane for the opposite side of the street, the full half street area is classified as the Fronting Street area and the opposite side travel lane as the Arterial area. The composite area totals for the two categories were used to calculate improvement system work item quantity and cost percentage factors, and those area-based factors were used to allocate project work item cost shares to the benefit categories. Median costs (including landscaping and hardscaping) are 100 % Arterial Costs, allocated as a 50% factor to the fronting parcels. b. The non-street work items of curb-gutter, sidewalk, right-of--way walls and landscaping were assigned a 100% Fronting factor to allocate their costs to the "Direct Benefit/Fronting Improvement Category." 2. Water Mains: a. Transmission Grid Main pipelines included in the scope of AD 96-1 Improvement Acquisitions are located only along the eastern (Calloway Drive) frontage of the Fairways Area. These pipeline segments would also be required to be installed as a condition of development entitlement approval for the currently undeveloped parcel fronting on the east side of Calloway Drive. Therefore, the cost of these pipelines is allocated as a direct/fronting development requirement benefiting the properties fronting on either side of Calloway Drive, with each site allocated a 50% cost share. b. Local Service Water Main costs are split 50/50 between the parcels or development areas fronting on each side of the street. 3. Sanitary Sewer Mains in AD 96-1 have all been classified as "Fronting Benefit" improvements, and these work items and costs are allocated accordingly, except for the 12-inch diameter pipeline to be installed within the Fairways Area and the section of 10-inch diameter pipeline along the Fairways Area eastern (Verdugo Lane) frontage. Those pipeline costs are spread to their benefited service area properties as described in a following paragraph. 4. -Storm Drain Pipeline: As stated above, all of the AD 96-1 storm drain pipeline improvements serve only their adjacent subdivisions. Accordingly, their costs are spread in the AD 96-1 Allocation Method as a direct benefit/fronting cost of only the community area they will service. III. The Criteria for Determining which parcels are benefited by the improvements allocated to each benefit category are as follows: 29240FER.EXD D-11 10/25/96 A. Brimhall II Area: The Brimhall II Area Improvements are generally shown and described on Map No. 1 in Engineer's Report Exhibit E. Old Farm Road along the western frontage of Ten. TR 5489 C-F has already been installed to its full design width, including curb and gutter. Therefore, the improvements to be installed on and along Old Farm Road are frontage improvements required for the development of Ten. TR 5489 C-F. Accordingly, 100% of their cost is allocated to Ten. TR 5489 C-F (Assessment 3). Except for the median island improvements, all of the Brimhall Road improvements are classified as Direct Benefit/Fronting Improvements along the southern frontage of Ten. TR 5489 C-F, and their total cost is allocated to Ten. TR 5489 C-F (Assessment 3). The median improvements for Brimhall Road include the full width median with median curb, landscaping, and hardscaping. The property fronting on the south side of Brimhall Road is also owned by the District Proponent and would be required, as a condition of subdivision approval, either to pay the City median fee or to construct one-half of the median. Therefore, 50 % of the Brimhall - Road median cost is allocated as a Ten. TR 5489 C-F cost- and 50 % is allocated as benefiting the property fronting on the south side of Brimhall Road that is not in AD 96-1. - B. ,S~ring Meadows Area: Map No. 1 in Exhibit E also shows and describes the general locations and extent of the Spring Meadows Area improvements . The scope of work includes construction along the eastern frontage of TR 5544-D of the full width west half (southbound) section of Verdugo Lane, plus a 12-foot wide northbound inside travel lane. The west side scope of work also includes curb, gutter, sidewalk, street lights, the TR 5544-D wall and right of way landscaping that are classified herein as Direct Benefit/Fronting Improvements for TR 5544-D. The cost of those improve- ments is allocated 100% to TR 5544-D. The northbound travel lane is an "Arterial Street" improvement that would be required to be installed as a condition of development for the property fronting on the east right of way of Verdugo Lane. The east side fronting property is also owned by the District Proponent and the Verdugo Lane northbound travel lane cost is allocated 100 % to that east side property in the AD 96-1 Allocation Method spread. This cost share allocation is calculated as 27.27 % of the total cost of the AC paving, aggregate base, subgrade preparation, and street sign costs for Verdugo Lane. C. Fairways Area: The Fairways Area improvements are generally shown and described on Map No. 2 in Exhibit E, and they are allocated to their benefited parcels as follows: 1. Calloway Drive Improvements: a. Except for the Calloway Drive median improvements, all of the street improvements along the west side of Calloway Drive (east frontage of Fairways Area VTTR 5836) are classified herein as Direct Benefit/Fronting Improve- ments that are required to be constructed and installed as a condition of 29240FER.EXD D-12 10/25/96 approval for VTTR 5836. Accordingly, 100 % of those frontage improvement costs (including the traffic signal and chain link fencing improvement costs shown in Map No. 2) are allocated 100% to VTTR 5836 (Assessment 4). The Calloway Drive median cost is allocated 50% to VTTR 5836 and 50% to the parcel fronting on the Calloway Drive east side. b. The 12-inch and 16-inch diameter Grid Main water line nnprovements are improvements that would be required as conditions of development approvals for both VTTR 5836 and the east side frontage parcel. Therefore, the cost of those improvements is allocated 50/50 to VTTR 5836 and the east side fronting parcel in accordance with their equal share development entitlement benefits. c. The 10-inch and 12-inch diameter sanitary sewer pipelines to be installed in Calloway Drive are being installed as a VTTR 5836 condition of approval, but will provide no service or benefit to the Fairways Area. These pipelines will serve only off-site properties not included in AD 96-1 and, accordingly, 100% of their cost is allocated to a "Non AD 96-1" property designation as described in a following section. 2. Fairways (VTTR 5836) On-site Sewer System Improvements: The scope of on-site sewer system improvements includes 12-inch diameter sewer main to be installed within VTTR 5836 from a point of connection with the existing Buena Vista Trunk Sewer near the center of the northern boundary of VTTR 5836, easterly across the subdivision to Calloway Drive (shown as "Project D" on Map No. 2), and the installation of all on-site sewer service main and lot service branches within VTTR 5836 (shown as "Project B" on Map No. 2). a. "Project D," 12-inch diameter main sewer, will serve a portion of the "Groves Neighborhood" in VTTR 5836 and certain future development areas located to the east and north of VTTR 5836 and not in AD 96-1. Since development of VTTR 5836 would need, as a minimum, the installation of 8-inch diameter pipeline along the 12-inch diameter pipeline alignment within VTTR 5836, the cost to up-size the pipeline from 8-inch to 12-inch is defined for the purpose of the AD 96-1 Allocation Method as the Non AD 96-1 beneficial cost share and the cost of an equivalent .length of 8-inch pipeline is defined as the VTTR 5836 beneficial cost share. The cost allocation shares used in the Allocation Method are 38.64% Non AD 96-1 and 61.36% VTTR 5836. b. The "Project B" improvements serve only VTTR 5836. They are allocated to the "Groves" and "Cluster Community" neighborhoods as described in a following section. 29240FER.EXD D-13 10/25/96 3. The Stockdale Highway Access Improvements will provide a western point of access to Stockdale Highway for all of VTTR 5836. Accordingly, 100% of the cost of this improvement project is allocated to VTTR 5836 and apportioned to the "Groves" and "Cluster Community" neighborhoods as described in a following section. D. Cams Park Area: Map No. 3 in Exhibit E shows and describes the general location and extent of the Campus Park Area Improvement Acquisitions. The scope of work includes only on-site underground utility improvements needed for buildout of proposed VTTR 5848. These on-site subdivision improvements will benefit only the subdivision lots in VTTR 5848 and, accordingly, 100% of their total acquisition cost is spread to Assessment 1 that is the only AD 96-1 parcel affected by the proposed VTTR 5848 subdivision. IV. The Method of Allocating the apportioned system costs for each benefit category to the benefited parcels within each of the four AD 96-1 community areas, in proportion to the estimated level of benefit the parcels in each area will receive from the various improvements included in each benefit category is described below: A. Brimhall II Area Assessment Allocation Method Table C-III-A, "Details of Brimhall II Area Estimated Benefit Assessment Allocations for Proposed Development," in Engineer's Report Exhibit C (hereafter "Exhibit C") shows how the Brimhall II Area Improvement Acquisitions costs have been allocated based on benefit/cost criteria. Reference to Table C-III-A shows the Brimhall Road beneficial/cost share apportioned to Ten. TR 5489 C-F and the share allocated to the "Benefited/Non-assessed" ("Non AD 96-1 ") property fronting on the south side of Brimhall Road. The Non AD 96-1 property is not assessed when the assessment spread is calculated in accordance with the Reallocation Method, but would be assessed the improvement cost share shown in Table C-III-A if the assessments were calculated in accordance with the benefit/cost based AD 96-1 Allocation Method. B. Spring Meadows Area Assessment Allocation Method Exhibit C, Table C-III-B "Details of Spring Meadows Ares Estimated Benefit Assessment Allocations for Proposed Development," shows how the Spring Meadows Area improvement acquisition costs have been allocated in accordance with the benefit/cost based AD 96-1 Allocation Method. Reference to Table C-III-B shows the "Verdugo Lane" cost share apportioned to TR 5544-D and the Non AD 96-1 share allocated to the property fronting on the east side of Verdugo Lane. The Non AD 96-1 property is not assessed when the assessment spread is calculated in accordance with the Reallocation Method, but would be assessed the improvement cost share shown in 29240FER.EXD D-14 10/25/96 Table C-III-B if the assessments were calculated in accordance with the benefit/cost based AD 96-1 Allocation Method. C. Fairways Area Assessment Allocation Method Table C-III-C in Exhibit C "Details of Fairways Area Estimated Benefit Assessment Allocations for Proposed Development," shows how the Fairways Area Improvement Acquisitions costs have been spread in accordance with the AD 96-1 Allocation Method. Reference to Table C-III-C shows how the assessment allocation data for the Fairways Area-has been apportioned to the "Groves" and "Cluster Community" neigh- borhoods within VTTR 5836 and to the Non AD 96-1 benefited property that is not in AD 96-1. The District Proponent owns a portion, but not all, of the Non AD 96-1 property. The Non AD 96-1 property is not assessed when the assessment spread is calculated in accordance with the Reallocation Method, but would be assessed the improvement cost share shown in Table C-III-C if the assessments were calculated in accordance with the benefit/cost based AD 96-1 Allocation Method. The .results of the Allocation Method assessment spread calculations for the Fairways Area are described below by reference to the improvement projects to be fmanced in this portion of AD 96-1. 1. Calloway Drive Improvements: The Direct Benefit/Frontage improvements cost is allocated 100% to VTTR 5836 and then apportioned to its planned "Groves" and "Cluster Community" neighborhoods in direct proportion to their areas. The combined total cost share of the Calloway Drive street, water, and sewer system improvements benefiting the off-site properties is shown on the Non AD 96-1 cost allocation row in Table C-III-C. The Reallocation Method assesses these costs in the same way they are assessed using the Allocation Method. 2. Fairways Area On-Site Sewer System (Phases A through M) The cost share allocated to the Non AD 96-1 property for capacity availability in the 12-inch diameter pipeline to be constructed within VTTR 5836 is shown on the Non AD 96-1 row of Table C-III-C in the "On-site Sewer" column. The 8-inch diameter pipeline equivalent portion of the 12-inch sewer main and all of the on-site 8-inch- diameter sewer service mains and lot service branches included in the scope of the "On-site Sewer System Project" are sewer improvements that will benefit only the planned VTTR 58361ots. The AD 96-1 Design Engineer has prepared a separate cost estimate for each of the planned VTTR 5836 sewer project phases (A through M). According to information provided by the AD 96-1 Design Engineer, the "Clusters Community" neighborhood will be developed as Phases J, K, L, and M of VTTR 5838, while the "Groves Community" neighborhood will include all of the other planned phases of the subdivision. The On-site Sewer System design layout has been configured so that the pipelines serving the "Cluster Community" 29240FER.EXD D-15 10/25/96 lots will not serve any of the "Groves Community" lots. Therefore, 100% of the estimated On-site System cost for VTTR 5836 Phases J though M is spread by the Allocation Method to the "Cluster Community" in the amount as shown on Table C-III-C, and 100% of the estimated cost for sewer project Phases A through I (excluding the 8-inch to 12-inch upsizing, Non AD 96-1 cost) is allocated to the "Groves Community." 3. The Stockdale Highway Access Road Improvements are required to be installed as a condition of approval to provide a western point of primary access to VTTR 5836. These street improvements are, therefore, classified as a VTTR 5836 off- site development cost that will provide a uniform benefit to the Fairways community. In accordance with that uniform benefit, the cost of this off-site improvement is spread in the Allocation Method as an equal per acre share to the "Groves" and "Cluster Community" neighborhoods in VTTR 5836 in the amounts shown on Table C-III-C. D. Campus Park Area Assessment Allocation Method Exhibit C, Table C-III-D, "Details of Campus Park Area Estimated Benefit Assessment Allocations for Proposed Development," shows how the Campus Park Area improvement acquisition costs have been spread in accordance with the AD 96-1 Allocation Method. As stated in the preceding subsection IILD of this AD 96-1 Allocation Method Subsection, the Campus Park Area improvement acquisitions include certain on-site underground utility improvements needed for the proposed VTTR 5848 subdivision of AD 96-1 Assessment 1. Therefore, the total cost of the Campus Park Area Improvements is spread by the Allocation Method to Assessment 1 and a zero cost share is spread to the non-benefited Assessment 2. Reference to Table C-III-D will show a zero cost share for the Non AD 96-1 property designation. E. Contingency and Improvement Incidental Costs for each improvement system within each community are included in the total allocated cost share in the C-III group of tables. Therefore, these costs are allocated within each community area in direct proportion to the beneficial improvement cost share allocations. COMPARISON OF REALLOCATION METHOD AND ALLOCATION METHOD ASSESSMENT SPREAD RESULTS The group of four "C-IV" tables in Engineer's Report Exhibit C (Tables C-IV-A through C-IV-D) present- separate comparisons by community area of the cost assessed to individual parcels or land use areas when the AD 96-1 cost is spread in accordance with the Reallocation Method proposed by the District Proponent, to the parcel cost shares when the spread is calculated in accordance with the Benefit/Cost Based Allocation Method developed by the AD 96-1 Assessment Engineer. In each case, the Reallocation Method results are shown in the "Reallocation Per City Code 29240FER.EXD D-16 10/25/96 13.08.070" column and the Allocation Method results in the "Estimated .Benefit Allocation" column of the C-IV tables group. The Reallocation Amount minus the Allocation Amount is shown in the "Area Reallocation Minus Benefit Allocation" column. These tables show that, as permitted by Municipal Code Section 13.08.070, the Reallocation Method does not apportion. an assessment amount to the Non AD 96-1 parcels that are shown in the Benefit Allocation column to have a beneficial cost share for certain improvements. These parcels represent the benefited properties that have been excluded from AD 96-1 at the request of the District Proponent. Further review of the C-IV group of tables shows that improvement costs for work within or adjacent to a community azea have been assessed only to properties in that area, and in their last two columns adjacent to the right margin, they show, respectively, the per acre and per dwelling cost ("DU") differences between the pazcel assessments calculated using the AD 96-1 Reallocation Method and the AD 96-1 Allocation Method. ASSESSMENT ENGINEER'S STATEMENT OF FINDINGS ON THE ASSESSMENT SPREAD METHOD Based on the descriptions and data presented above and further illustrated in the referenced Exhibit C Tables on the proposed AD 96-1 Reallocation Method, the following findings on the AD 96-1 Assessment Spread Method are presented: A. The improvement acquisitions proposed to be financed by AD 96-1 are improvements that will be installed within or adjacent to the community area that is assessed the cost of those improvement acquisitions and, accordingly, the AD 96-1 Improvement Acquisitions bear a rational nexus to the properties proposed to be assessed a share of their cost; and B. The District Proponent has submitted a written request to the Engineer of Work that the Reallocation Method of assessment spread be implemented and has further represented that said request was approved by all AD 96-1 property owners at the time the request was filed. Therefore, it is the finding of the Assessment Engineer that the proposed Reallocation Method is in conformance with the requirements of Municipal Code Section 13.08.070. ASSESSMENT PROCEEDING INCIDENTAL AND BOND ISSUANCE COST ALLOCATION The AD 96-1 assessment proceeding and bond issuance costs are spread in direct proportion to the total improvement cost reallocated to each parcel. 29240FER. EXD D-17 10/25/96 ASSESSMENT APPORTIONMENTS TO FUTURE SUBDIVISIONS When a parcel with an AD 96-1 confirmed assessment is subdivided in the future by the recording of a subdivision or parcel map, a certificate of compliance for lot line adjustment or parcel map waiver, or upon the sale of all or a portion of an assessed parcel to a public agency, the 1915 Act requires that the amount remaining unpaid on the original, bond-funded assessment principal be apportioned to each of the new lots and parcels created by the parcel division. In the case of AD 96-1, the Reallocation Method has spread the AD 96-1 cost within each community area in direct proportion to parcel acreage. Therefore, as AD 96-1 assessed parcels are subdivided, the remaining principal amount of the original bond funded parcel assessment will be apportioned to the new lots and parcels as follows: 1. Brimhall II Area: This portion of AD 96-1 has been approved for development into 100 R-1 lots within a gated community as Ten. TR 5489 C-F. In accordance with the AD 96-1 District Study, if development proceeds as shown on the current configuration of Ten. TR 5489 the original Brimhall II Area (Assessment 3) total confirmed assessment amount will be apportioned as an equal per lot cost share. Accordingly, the first tract phase recorded by the District Proponent will be allocated a total assessment share equal to the number of lots in the phase multiplied by the calculated equal per lot cost share factor for Assessment 3. The remaining balance would be apportioned to the unsubdivided remainder for apportionments to future subdivision phases in accordance with the process described above. However, if the development plan for Assessment 3 is revised, then the plan for segregation of the original assessment will be revised to apportion a cost share to the first subdivision or subdivision phase and its remainder parcel in direct proportion to their total acreages. The total assessment share apportioned to the recorded subdivision or subdivision phase would then be reapportioned to its lots as an equal cost share per lot. Storm water retention sumps, schools, parks, or other public use sites will be excluded from the tract and remainder parcel acreages used to apportion the original total assessment. Landscape lots and streets areas will not be excluded from the acreage totals. 2. Spring Meadows Area: This portion of AD 96-1 is already subdivided into its full development total of 39 R-1 lots. Each lot is allocated an equal share of the total amount assessed to the Spring Meadows Area, as shown on Engineer's Report Exhibit A, Assessment Roll, for Assessments 5 through 14 and 16 through 44. Assessment 15 is a landscape easement along the western right of way of Verdugo Lane that is anon-benefited and non- assessed ATN. 3. Fairways Area: This area is approved for the phased development of 700 age-restricted R-1 lots, within two planning areas referred to in this Exhibit D as the "Groves" and "Cluster Community" neighborhoods. In accordance with the AD 96-1 District Study, the total amount assessed to Assessment 4 that includes all of the Fairways Area is allocated to each neighborhood in direct proportion to their planned development acreages shown in the AD 96-1 District Study. The cost share allocated to each neighborhood is shown in Table C-II-C. 29240FER.EXD D-18 10/25/96 Also as shown on Table C-II-C and as proposed in the AD 96-1 District Study, the total assessment share allocated to each neighborhood will be apportioned to each lot in the neighborhood as an equal per lot assessment, when the planned VTTR 5836 Phases A through M are recorded. However, if the VTTR 5836 subdivision plan is revised in the future to change the total development area within each neighborhood, the original assessment shares allocated to the "Groves" and the "Cluster Community" neighborhoods may also be revised in accordance with those development area changes. 4. Campus Park Area: The intent of this Assessment Spread Method is that the total cost assessed to Assessment 1 is to be apportioned as an equal per lot cost share to the 195 R-1 lots proposed for development on this property pursuant to proposed VTTR 5848.- Therefore, the original assessment will be apportioned to each recorded subdivision phase based on the number of lots in the phase multiplied by the calculated equal per lot assessment factor for Assessment 1. However, that factor will be revised if the proposed development plan for the property is not approved, or if it is approved for a smaller or larger number of lots. 29240FER.EXD D-19 10/25/96 ASSESSMENT ENGINEER'S CERTIFICATION OF .THE ASSESSMENT SPREAD METHOD This Engineer's Report has been prepared to present the following: 1. An estimate of the total cost of the improvements to be acquired and the incidental costs proposed to be funded pursuant to this assessment proceeding; and 2. An analysis and description of the Reallocation Method proposed by the District Proponent as the method used to spread the estimated improvement acquisition costs and incidental expenses to the AD 96-1 properties. However, this Engineer's Report makes no recommendation as to the economic feasibility for the assessment of the estimated cost of the proposed improvement acquisition and incidental costs on the AD 96-1 properties, nor on the fmancial feasibility -for the issuance of 1915 Act Bonds to represent any unpaid amount of the AD 96-1 Assessment. The AD 96-1 Assessment may exceed the amount for which bonds can be issued pursuant to recommendation of the City's fmancial advisor, as to the minimum acceptable property value to assessment lien ratio for bonds issued and secured by AD 96-1 unpaid assessments. Additional property value in excess of the estimated current value of the assessed property with the improvements completed and installed may need to be confirmed by MAI appraisal, before the City can issue 1915 Act Bonds in the full amount of the AD 96-1 Assessment. In conclusion, it is my opinion that the Estimated Total Cost of the proposed improvement acquisitions, including. all incidental costs, has been spread in conformance with the requirements of Municipal Code Section 13.08.070. Submitted to the Engineer of Work on September 5, 1996, for "preliminary" approval on September 11, 1996, by the City Council, and submitted October 28, 1996, in this "Final" Engineer's Report form by: f ESS1p Nq! ~~p ~~; ~~i Edward J. Wilson ~ o~ ~, R.C.E. 23269 (Expires 12/31/97) ~ 232b9 g0 Assessment Engineer . ~p,1a31A7~- ~J City of Bakersfield Assessment District No. 96-1 ~o 29240FER.EXD D-20 10/25/96 n9ACr ore TAT. ae, rn u ~a O REVISED TENTATIVE TRACT 5189 PNASSS C THRONCN F T/9 C011, 9EC ]S ]4 s.a]eE NORTH SCALE 1~ = 300' D Hoer elol eu. al, ra u rd uee I I rs. la. v, ra 9ao I _:(BRIA~IIIAl.L II AREA I~ B°~S:,A_.T TF ROAD OOIA0.IT DE@® POW 0K. 6676, PA. 676 O.W. LEGEND ~ , . PROPOSED BOUNOAflY OF ASBE59MENi DISTRICT N0. 98-1 - SECIgN UNE -~--~---~- BAKERSFIELD CITY UMR TEN CDR, SEC DI REFERENCE TO SECTN9N OR iMC110NA1 !:ECTION CORNER T ]9 5, q 2T E REFERENCE TO TOWNSHN ]9 SOU1H, RAVOE ]] EAST, MOUNT OWBLO BASE AND MEflI04N K.C.F. KERN COUNTY RECORDS o.a. OfiICUL afcoflos NOB h N REFERENCES MOVNf OMBLO BASE ANO MERIDUN CENTER LINE Oi ROAD RICNT-OF-WAY 9 9[C DI . R]TE EXHIBIT E MAP N0. 1 SHOWING DRIMHALL II AREA AND SPRING MEADOWS AREA IMPROVEMENTS CITY OF BAKERSFIELD ASSESSMENT DISTRICT N0. 96-1 (BRIMHALL II, 3PRINC MEADOIES, FAIRWAYS, end CAMPUS PARK] 7BAC7 lNe -NAaI A rr. en ra 4oa rAACr we rN. ~ tli e9. I0. Ma L..___ ~ _.._ _ TRACT else o S rNAa[ C _ ---. ... " g Nl. ay rD. ue } ~r SPRING MEAIici IYS )-~ TRACT 5544-PHASE D AREA SI NO1E5: RRf.NNA1J, !1 1MPROVEYENTS O OLD iJRM ROAD EAST FRONTAGE IMPROVEMEN75 INClUOMG STORM OR.UN, SIDEWAUt. RAMPS. STREET LIGHTS, BLOCK WALL WD RIGHT-OF-WAY UWDSCAPING. O ORIMHAII ROAD STflEET, 3A' STORM OANN WD fRON1AGE IMPROVEMENtS INCLUDING COMPLETION Of NORTH HALF STREET, NLL MEDUN WITH IANOSCAPINC, NORTNSIDE SIDEWALK, RAMPS, STREET TIGHTS, AND ]4' STORM DR/JN. BLOCK WALL OR RICH-Oi-WAY IANDSCAPING IS NOT INCLUDED. ^SPRING NEADON9 fNPROVF.HENTS 1l ', YEROIIC.O LANE STREET ANU FP.ONTAGF. IMPROVEMENTS IIICLUOING COMPLETgN Of WEST XALi Of STREET PLUS ADDITIONAL I]' ~' TRAVEI. 4WE FAST Of CENTERLINE. wESiSIDC SgF'xALN, STREET LIGHTS. BLOCK WALL WD RIGHT-OF-WAY VJlDSCAPING. EXHIBIT E wrtsoNeE MAP N0. 1 ASSOCIATES u]I W. sKeRR woeF. zuRE ]o. ENGINEER'S REPORT `""N0'GLfO""" ""' CITY OF HAKERSFIELD ASSESSMENT DISTRICT N0. 96-1 (]09) ]93 5115 DR eY EH DAi[ > 19 N~ (BRIMHALL II, SPRING MEADOAS, FAIRIYAY3, end CAMPUS PARK) R9auT lauD. aL"9MK ~_ CounLy of Kern, State of California TN[ :aJ~De_L_ R(MD Y:~ SHEET _ ~._ 0~ _ 3 SIIE[TS N Zu .awl. w\r, N wu OR O a SEC ]8 R28E 38 ~~ ~ I I i~ I~ ' I T. JO S. RA.~,A, wRww\ K\IR~ ru we w», w »\o ew EXIiIBIT E MAP N0. 2 SHOWING FAIRWAYS AREA IMPROVEMENTS ti~ CITY OF HAKERSFIELD ASSESSMENT DISTRICT N0. 96-1 /' 04 (BRQAHALL II, SPRRiG 31EADOA3, FAIRWAYS, and CAMPUS PARK) / ~~ O v / Cy / ~ NORTH ~ J SCALE 1" = 500' .,. ~n l PARCEL 1 PARCEL MAf~ N0. 10283 I ,~ GROVES ~_ // ~`- ~/ ~ cc----~~ ~~ // O ~ ACCESS ROAD E1NAL~y f / I CLUSTER A`Z ALICNMEM TO BE 1 DETERMINED ~I iI ~ ~ LEGEND ~ , ~ , ~ PflOPOSEO BOUNDARY OF ASSE95MEM DISTRICT N0. 98-1 - SECTION LINE _.._.. _..-..-"- BAItER9ilEL0 CITY UMR NW fAR, 9EC JI REFERENCE TO SECTION OR FRACTIONAL 9ECTpN CORNER T 29 S, R 27 E REFERENCE TO TOWN9HIP 29 SOU1H, RANGE 27 EAST, MOUM OViBLO BASE AND MERIwAN K.C.F. KERN COUNTY RECORDS O.R. OFFICIAL RECORDS MDB k M REFEflENCES MOUNT OMBLO BASE AND MFAIOW! CENTER LINE OF ROAD flIC11T-Oi-WAY KERN RIVER sw wR scc ]I T29 S,R 27E NOTES: FAIRWAYS IMPROVEMENTS I A I CAILOWAY DRIVE WEST SIDE STREET MPROVEMENTS INCLUDING COMPLETION OF WEST HALF OF STREET, SIOEWAI)f, STREET UGHiS, ~~ WROUGHT RON LENCINC, ENTITY iFAlURES, iUll NEDW! AND flICHT-OF-WAY lAND9CAPINC. dlk A2 CHNN LINK FENGNG ALONG TMCT/CANAL BOUNDARIES I TMFEIC SIGNAL AT fAIRWAY3 EMRANCE ANO GILOWAY ORNE I 6.Q ® CONPIETE ON-SITE SEWER SY91EM INClU01NG SERVICE LITERALS f0R VESDNC TEMATNE TMCT ND. 98]8 O~ STOCKOALE HIGHWAY SECONOMY ACCESS ROAD RIO BMVO CAME BRIDGE CROSSING. V OVER512E 17 SEWEflIWN PER iNRWAYS ON-SIiE AND Oii-SITE DEYELOPMEM REQUIREMENT ®% TRANSMISSION GRID WATFA MAIN ® 10' AND 1Y SEWER IN CALIOWAY SERVES PROPERTY OUTSIDE .I.SESSMENT DISTRICT N0. 96-1 iT E----- mlM arE~rwi~r-i6bi----- „r ----- ------, Al ~ ~\ O \ ~ 31 1 EXIiIHPf E MAP N0. 3 SHOWING CAMPUS PARK AREA IMPROVEMENTS CITY OF BAKERSFIELU ASSESSMENT DISTRICT N0. 96-1 (RRIYHALL I1, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) to a$.R A EB7 s ~ tx ~ ~ ~ ~ ~ ~ ~ ~ '~F- ~~~~ '\ O s ~~ ~~~~ J 9 0 0 a u ~~ N @ LEGEND NOTES: ~ , ~ , ~ , ~ PROPOSED BOUNDARY Of ASSE59NENi dSTRICt N0. 96-f - CAMPUS PARX INPROV61fENT3 --- SEC710N NNE © ON-SIZE SEWER SYSTEM INCLUDING SERVICE LATEMLS ON-SITE WAtEfl. AND -~~-~~-~~--~- BN(ERSFlELO Cltt NNN ON-SIZE STOflN ORNN FOR PROPOSED VESTING iENTAIIVE TR%,Ci N0. 5848 NW CDR, SEC 3f REFERENCE TO SECRON OR FRACTIONAL SECTION CORNEfl T 29 5. fl 2) E REFERENCE TO TOWNSHIP 29 SOUtN, RINCE ]) EAST, NOUCR ONBLO BASE AND MERIDWI K.C.R. KERN COUNtt RECORDS EXHIBIT E o.R. omcuL RECOflos W/GSON& MAP NO. 3 NDB d: M flEFERENCES MOUNT OWilO BASE AND MERIDWJ AssociArss 4]21 ~. LFAM Y19R[. SLIfC ]01 ENGINEER'S REPORT /~ CEN)Efl NNE OF RDAD flgHT-Of-WAY FAESxo. 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"~i ~i q W o 0 ~ u z ~ - o ^ ~ y r; APPENDIX C ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS and CAMPUS PARK) NAMES AND ADDRESSES OF PROPERTY OWNERS ASMNT. NUMBER APN 15 500-102-09-00-5 ALL OTHERS: OWNER NAME City Of Bakersfield 1501 Truxtun Bakersfield Ca, 93301 Castle & Cooke California, Inc. P. O. Box 11165 Bakersfield Ca, 93389 29240APC ~ 1 10/25/96 APPENDIX D ENGINEER'S REPORT CITY OF BAKERSFIELD ASSESSMENT DISTRICT NO. 96-1 (BRIMHALL II, SPRING MEADOWS, FAIRWAYS, and CAMPUS PARK) SUMMARY OF CHANGES MADE TO THE ASSESSMENT DISTRICT NO. 96-1 ENGINEER'S REPORT "PRELIMINARILY APPROVED" BY CITY COUNCIL RESOLUTION NO. 106-96 ON SEPTEMBER 11, 1996 Page Number of Preliminary Report Description of changed Changes to Section I: I-1 In the third line of the first sentence in the second paragraph after "improvements" the following phrase was deleted to the end of the sentence: "...and the cost to pay off several existing parcel assessments confirmed pursuant to City of Bakersfield Assessment District No. 82-1 (Stockdale Sewer Trunkline), herein referred to as "AD 82-1" " I~~: The AD 82-1 existing assessment payoff cost was included in the scope of work and expense described in the "Preliminary" Engineer's Report as part of the total cost to be financed by the AD 96-1 assessment. However, prior to filing the "Final" Engineer's Report for AD 96-1, the District Proponent informed the Engineer of Work for AD 96-1 of its intent to pay the total amount of the AD 82-1 existing assessment payoff cost (see Engineer's Report Exhibit B, Table B-III) by not later than November 6, 1996. The District Proponent has also asked the Engineer of Work to remove the AD 82-1 payoff cost from the AD 96-1 assessment and to add to the AD 96-1 assessment certain improvements in each affected AD 96-1 community area that have an estimated cost equal to or less than the deleted AD 82-1 payoff cost. The Engineer of Work approved these changes in AD 96-1 work and expense and those changes have been added to the"Final" Engineer's Report and are summarized in Appendix D. The City Finance Director will not release the AD 82-1 lien for the affected parcels until after 1The addition or deletion of words or punctuation changes that made no substantive change in the method of assessment or description of improvements have not been referenced in this Appendix D. 29240. apd 1-D 10/25/96 Page Number of Preliminary Report Description of changes confirmation has been received from Kern County that the property taxes for all of the affected parcels have been paid in full, which may not occur until after April 10, 1997. I-2 In the second paragraph under the heading "General Description of Boundaries and Assessment Areas," in the third sentence after "(hereafter referred to as the "Engineer's Report") for" change the word "preliminary" to "final. " I-3 In the first complete paragraph, added a sentence describing the recording data for the AD 96-1 Boundary Map. I-3 Changed "$104" to "$100;' at the beginning of the third line from the bottom of Page I-3, pursuant to information on the 1996/1997 CFD No. 92-1 special tax rate and payoff amounts that was provided by the Kern County Superintendent of Schools Office of the Facilities Services Manager. I-4 In the second line from the top of Page I-4 changed "$408" to "$416" and in the sixth line from the top changed "$6,380" to "$6,507," pursuant to the above-referenced information on the 1996/1997 CFD No. 92-1 special tax rate. I-4 Changed "will be" to "was" and replaced "prior to confirmation of the AD 96-1 assessment by the City Council" with "... on October 9, 1996" in the second sentence of the paragraph under the "Environmental Review Status" heading. I-4 Changed "preliminary" to "final" at the beginning of the last line on the page. I-5 Added Acquisition Agreement number (96-273) and effective date (October 9, 1996) to complete blank spaces shown in first paragraph. I-7 Added -the word "Municipal" to statement in parentheses in the second sentence of the second paragraph under the heading "Description of Engineer's Report Exhibits A, B, and C." 29240.apd 2-D 10/25/96 Page Number of Preliminary Report Description of changes I-7 In the last complete line of the last paragraph on the page, deleted ".. . AD 82-1 existing assessment payoff cost ...." The following phrase replaced the deleted portion: "cost to pay off the remaining principal balance not billed with the 1996/97 Kern County Property Taxes for several existing parcel assessments confirmed pursuant to City of Bakersfield Assessment District No. 82-1 (Stockdale Sewer Trunkline), herein referred to as "AD 82-1, " which amount is to be paid by the District Proponent by not later than November 6, 1996. " Changes to Section II: II-1 In the first sentence of the second paragraph, deleted the phrase "...the cost to pay off existing AD 82-1 Assessments ...." II-1 Revised the beginning of the second sentence of the partial paragraph at the page bottom to read as follows: "A general description of the proposed ... ". II-4 Added "run" after "then" in the .fourth line of the paragraph under the subheading " 2. VTTR 5836 Highway Access Road Project." II-4 Added "then" between "and running" at the end of the seventh line under the subheading "3. VTTR 5836 On-site Sewer System Project." II-5 In the first and second lines on the page replaced the phrase ".. . scheduled for hearing before the City Planning Commission on September 19, 1996... "with "...that was recommended for approval by the Ciry Planning Commission on September 19; 1996, and referred to the City Council for hearing and approval consideration." II-5 Removed "street grading and" from the third line of the third paragraph. II-5 Removed "Grading for the construction of an estimated 5,921 linear feet of on-site subdivision streets and" from the subparagraph above subparagraph "A. " II-5 Changed subparagraph "A" at the bottom of the page to add 6-inch diameter pipelines to the 8-inch diameter lines described in the Preliminary Report. 29240.apd 3-D 10/25/96 Page Number of Preliminary Report Description of changes II-6 Changed subparagraph "B" at the top of the page from "24-inch diameter storm drain ... " to " 18-, 21-, 24-, and 36-inch diameter storm drain pipelines with manholes, catch basins and junction boxes, along with ... " II-6 Added "6-inch and ... " to the beginning of subparagraph "C" at the top of the page. Changes to Section III: III-2-3 Inserted final figures under the heading "Assessment Amount as Confirmed 11/6/96" III-5 A strikeout version of the last paragraph on page III-5 of the Preliminary Engineer's Report is presented below with deleted words and phrases from the preliminary version lined through and the words and phrases added in the final report shown in shadow: This AD 96-1 Engineer's Report was filed in the office of the City Clerk on September 6, 1996, and preliminarily approved on September 11, 1996, pursuant to Ciry Council Resolution No. 106=96. Subsequent to the preliminary approval of the Engineer's Report, the District Proponent requested certain changes be made to the scope. of improvement acquisitions and incidental costs described in the "Preliminary" Engineer's Report. Those requested changes in work have been made and the AD 96-1 Assessmenthas been respread to the assessed parcels as shown and described in this Engineer's Report that was tiled with the City Clerk on November 1, 1996, for final consideration and approval by the City Council on November 6, 1996. The proposed AD 96-1 "final" assessment: amount is, shown in the preceding "Statement of Total''Assessment" on Engineer's Report pages III-2 and III-3 under--the "Assessment Amount as Confirmed 1116196" column, andthe individual parcel proposed "final" assessment amounts are shown in Exhibit A, Assessment-Roll., under the "Confirmed Assessment Amount" colum . Pursuant to the fording of the AD 96-1 Assessment Engineer, as stated in Engineer's Report 29240.apd 4-D 10/25/96 Page Number of PreliminarX Report Description of changes Exhibit D, Description of Assessment Spread Method, the proposed Assessment Reallocation Method is in general conformance with the requirements of Municipal Code Section 13.08.070. Therefore, the undersigned recommends that the AD 96-1 Engineer's Report be Prelimiimri~y approved by the City Council as the Final Rep~~rt, far-ti~e-p~~pese-ef ~ that the parcel assessments show herein be levied, and the proposed improvements and/or acquisitions be ordered. Changes to Exhibit A through E Exhibit A Updated to add the confirmed assessment amounts to the Assessment Roll. Exhibit B Tables B-I and B-II (A through E) have been updated to include final cost and assessment amount data, and eliminate the AD 82-1 payoff amount. A note explaining that the AD 82-1 payoff amount has been eliminated from the AD 96-1 proceedings is added at the bottom of Table B-III. Exhibit C Updated to reflect the revised costs shown on Exhibit B and eliminated references to the AD 82-1 payoff. Exhibit D D-4 In the fourth line from the end of the subparagraph entitled "1. Brimhall II Area," "Total With Payoff" has been changed to "Total Assessment" as the final Table C-II-A column title, based on the removal of the existing AD 82-1 assessments payoff cost form the AD 96-1 assessment. D-4 The second paragraph in the " 2. Spring Meadows Area" subsection has been revised to remove reference to financing the cost to pay off the existing AD 82-1 assessment on each TR 5544D lot as a part of the total AD 96-1 assessment. The paragraph now references the District Proponent's intent to pay those AD 82-1 costs and further states that the 29240. apd S-D 10/25/96 Page Number of Preliminary Report Description of changes AD 82-1 liens on each lot will remain in place until after the 1996/97 property tax for each lot is paid in full, which may not occur until after April 10, 1997. D-4 Replaced "planned for phased subdivision" in the first line of the "3. Fairways Area" subparagraph with "that is approved for phased subdivision," and in the second line following "... a P.U.D.," deleted the phrase "approved for subdivision." D-5 The last sentence of the second full paragraph was revised by deletion of the word "includes" following "Fairways Area" and by the insertion of "does not include. " In the following sentence deleted everything to the end of the sentence after "The AD 82-1 Assessment payoff total cost will be ..." and inserted " ...paid by the District Proponent prior to November 6, 1996, but the existing liens will not be released until after the 1996/97 property tax for the parcel has been paid in full. Then in the following sentence the phrase "... AD 82-1 Assessment payoff cost in the "AD 82-1 Payoff' column, the ..." has been deleted and "Total With Payoff' revised to "Total Assessment." Finally, in the second line from the page bottom, "Preliminary" is deleted twice from the line. D-6 Revised the next to last sentence in the "4. Campus Park Area" paragraph to remove reference to the existing AD 82-1 assessment payoff cost being financed as part of the AD 96-1 assessment and replaced that reference with a statement that those existing assessment payoff costs will be paid by the District Proponent by November 6, 1996. D-7 In the second sentence of the first complete paragraph the phrase ".. . existing assessment "Payoff" cost reallocations under the "AD 82-1 Payoff" column, the ... " has been deleted and the C-II Table "Total With Payoff" columns title changed to "Total Assessment." At the beginning of the last sentence in the following paragraph the column title "Total Preliminary Assessment" is changed to "Confirmed Assessment. " D-10 In the fourth sentence of the "b. Local Service Pipeline" subparagraph, deleted reference to " 24-inch diameter" storm drain and revised remainder of sentence to refer to multiple pipelines. 29240.apd 6-D 10!25/96 Page Number of PreliminarX Report Description of changes D-10 & D-11 Subparagraph "c. AD 82-1 Existing Assessment Payoff Costs" has been removed from the bottom of page D-10 and from the top of page D-11. D-14 Removed "street grading and" from the third line of subparagraph "D" ("Campus Park Area"). D-16 Changed a portion of the sixth line in subparagraph "D" to read "include certain on-site underground ..." instead of "include on-site street grading and certain underground .... " D-17 Subparagraph "F" describing the benefit/cost based spread of the AD 82-1 existing assessment payoff cost component of the "preliminary" assessment has been deleted. D-18 Deleted the phrase "...and existing assessment refmancing ..." from the "Assessment Proceeding Incidental and Bond Issuance Cost Allocation" subsection . D-18 In the second sentence of the first paragraph under the "Assessment Apportionments to Future Subdivisions" subsection, the statement in parentheses referring to the AD 82-1 assessment payoff cost has been deleted. D-19 In the "4. Campus Park Area" paragraph, near the end of the first sentence deleted the "as" after "property" and replaced it with "pursuant to proposed." D-20 Added "final" report submittal date to last paragraph. Exhibit E Deleted "STREET GRADING" from Note A and changed the date and revision number in the title box of Map No. 3. Changes to Appendices A through D Appendix A Replaced with copies of the six sheets of the recorded Boundary Map. Appendix B Added recordation data for the Boundary Map on sheet. l . Appendix C No changes. 29240.apd 7-D 10/25/96 Page Number of Preliminary Report Description of changes Appendix D Added to show revisions to the preliminarily approved Engineer's Report. 29240.apd g-D 10/25/96