HomeMy WebLinkAboutSS3 - Underground Assessment District Guiding Principles4S53_
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Guiding Principles for Assessxnent,District Benefits (DRAFT)
General
The City recognizes that the process of forming an underground utility assessment district is largely
driven by interested property owners (proponents). In response to these requests, the City
administers the district formation process in accordance with established State laws and codes to
support the improvement of connection, safety, and aesthetics associated with an underground utility
system.
Article XIIID of the California Constitution, and the assessment district implementing legislation,
requires an assessment engineer that possesses a California Professional Civil Engineer License to
prepare an unbiased report for presentation to the legislative body containing the following:
(1) A description of the improvements or services to be financed;
(2) A cost estimate for the improvements or services (and incidental expenses such as
financing costs, assessment engineering costs, collection costs, and the costs of
complying with notice and protest requirements);
(3) An assessment diagram depicting the boundaries of the assessment district and the
parcels within the assessment district;
(4) A description of the method of spreading the assessments throughout the assessment
district; and
(5) An assessment roll listing of all the parcels proposed to be assessed and the
proposed assessment against the parcels.
By law, a California Registered Professional Engineer must be retained as an assessment engineer to
provide an unbiased judgment. It is the assessment engineers responsibility to provide an
independent assessment and apportion the cost associated with each parcel in a fair and equitable
manner. The City's position is to review the Engineer's Report and verify that the engineer applied
sound judgment in preparing the reports.
Assessment Methodolo
In an effort to provide assessment methodology consistency amongst proposed and future
underground districts, the City has established these general guidelines to provide a consistent base
for each Engineer's Report. It should be noted that each district is distinct; hence varying cost -
sharing factors may be introduced to account for possible exceptions.
Typically, properties within a property -owner initiated assessment district are zoned for residential or
mixed -use commercial, and may cover the entire buildable area, having full utilization of the
property. There is a direct correlation between the size of the property and the extent to which a
property may be developed and any market appreciation associated with underground utilities.
Because parcel size is one of the main factors controlling the extent a property can be developed, the
size of each parcel should be used as the base unit for measuring benefit.
To establish the benefit to the individual parcels within an assessment district, the highest and best
use of each property will be considered. For example, a vacant property will be considered
developed to its highest potential and connected to the system.
Benefit Categories
There are typically three benefits associated with converting overhead utilities to an underground
system that should be included in the assessment methodology — connection, safety, and aesthetics.
Since there is no established basis to determine the significance of each benefit, all the benefit factors
should be weighted equally (i.e., 1/3, 1/3, and 1/3).
In general, the installation of a new underground utility system (electric, telephone, and cable
facilities) and removal of the existing overhead facilities (including wires and utility poles) will
provide a special benefit to all parcels connected to and adjacent to the system; therefore, all
properties may be subject to a district -wide benefit under each of the three categories.
Further parcel- specific benefits may be assessed on a case -by -case basis to resolve special
conditions. For example, a property that will have an adjacent utility pole removed, but remain
connected to an overhead service may have a reduced assessment. Or, other properties that have
higher aesthetic benefit such as bay or ocean views may be assessed higher.
1) Connection Benefit
In general, the construction of a new underground system improves the reliability of the system over
an older aerial system. When compared to overhead systems, fewer outages occur due to various
acts of nature, traffic collisions, and obstructions (i.e., trees). Nevertheless,-it should be noted that it
is the utility providers' responsibility to provide reliable services, whether overhead or underground.
All properties that are connected, or have the ability to be connected, to all or a portion of the three
underground utility services within the district boundary will be assessed with a Connection Benefit.
2) Improved Safety
When overhead utilities fall, adjacent properties are at risk. This is especially true during seismic or
storm events when utility poles and lines may fall. Falling facilities can lead to personal injuries and
damage to structures including fire. Properties immediately adjacent to the facility generally have a
greater risk. Furthermore, in compact communities such as Balboa Peninsula, Balboa Island, and old
Corona del Mar, the negative effects of falling lines and poles are widespread including blocked
roadways, and property damage due to impact, and alleys and the potential for multiple structure
fires, damage, and injury.
Properties that are adjacent to, or in proximity of, an overhead facility will be assessed with a Safety
Benefit.
3) Improved Aesthetics
The removal of aerial utilities improves the overall aesthetics of the streetscape within the district,
which provides a special benefit to all properties within the district. Properties will benefit from
the overall beautification of the neighborhood through vehicle and pedestrian access. While these
types of visual benefits derived from the underground initiatives are difficult to quantify, they are
real and substantial
Properties that are adjacent to, or in proximity of, of an overhead facility will be assessed with an
Aesthetic Benefit.
UNDERGROUND UTILITY ASSESSMENT DISTRICT
Guiding Principles for
Assessment Methodology
OCTOBER 14, 2008
Council Study Session
� asp w,or
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�IIII�IYY'`'
- " I I Base
# of parcels I Pub ekkhM gM .._j District Value
AD -68
(Newport Shores)
AD -69
(West Newport)
AD -75
(Balboa Village)
AD -19
(Santa Ana
Heights)
AD -92
(Mariner's Mile)
AD -101
(island /Edgewater)
AD -99
(McFadden PI -
14th)
AD -87
(Balboa Island)
AD -103
(Peninsula Point)
AD -100
(13th - Adams)
ITCC Included
Previously Used Methodologies
Based on the district's characteristics, the Assessment
Engineer, per state laws, decides what base and benefit
factors to use that best represents the district.
Base Factors
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9
i P
Benefit Factors
O
` -`
New Guiding Principles
CONSISTENT BASE FACTOR — Parcel Size
*Highest and best use
BENEFIT FACTOR — all weighted equally
*Connection Benefit — assessed if parcel is connected
to UG system
•Safety — assessed if parcel is adjacent or takes access
off a roadway with existing overhead facility
•Aesthetics
— assessed if
parcel is
adjacent to or in
proximity to
the existing
overhead
facility
Adjustments to Benefit Factors can be made to
accommodate
go
Stafaand Utility Company
Representatives Avails for
Questions &Answers
lN�WLOk �. Underground Assessment
& Utility Districts
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2 WEST COAST HIM- RIVERSIDE AVE TO MARINO DR
3 EAST COAST HWY . BAYSIDE DR. TO JAMBOREE RD.
4 EAST COAST HWY. - JAMBOREE RD. TO DAHLIA AVE.
5 JAMBOREE RD -SAN JOAQUIN HILLS RD TO SANTA
BARBARA DR.
6 UPPER SAY BRIDGE
7 WAY LANE.
8 SUPERIOR AVE. -NEST COAST HWY TO TRACT 7817
BOUNDARY.
9 SUPERIOR AVE -15TH ST TO INDUSTRIAL WAY.
10 SALBOA BLVD. AT "I "ST.
11 NEST COAST HWY. - NEWPORT BLVD. TO SANTA ANA
RIVER
12 EAST BAY FRONT - "J"ST. TO M' ST
13 PORTIONS OF WEST COAST HWY .& MACART14UR BLVD.
14 ALLEY /NEWPORT BLVD.- FIND ALTO TO ARCHES BRIDGE.
15 NEWPORT BLVD./BALBOA BLVD.
MCFADDEN INTERSECTION -19TH ST. TO 30TH ST
16 BAYSIDE DR. ' JAMBOREE RD /EL PASEO DR /
BAYSIDE DR. /SEADRIFT DR.
17 SUPERIOR AVE - PLACENTIA AVE TO SOUTH OF
TICONDEROGA ST
18 SAN JOAQUIN HILLS RD. - SPYGLASS HILLS RD. TO
EL CAPITAN DR
SANTA ANA HEIGHTS - MESA DR /CYPRESS ST
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1 ye" , 60 LIDO BAY SLAND a
ISLE ISLAND
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BALBOA ISLAND
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60
WEST BAY AVE. 6TH ST. TO 15TH ST
6
61
SAY AVE 6 EAST BAY FRONT - "J" ST. TO'M' ST
Op
HAZEL DR - SOUTH OF EAST COAST HWY.
75
63
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0 BEACH
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y1 PENINSULA
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UNDERGROUND UTILITY DISTRICTS (RULE 20A)
OCEAN BLVD.
2 WEST COAST HIM- RIVERSIDE AVE TO MARINO DR
3 EAST COAST HWY . BAYSIDE DR. TO JAMBOREE RD.
4 EAST COAST HWY. - JAMBOREE RD. TO DAHLIA AVE.
5 JAMBOREE RD -SAN JOAQUIN HILLS RD TO SANTA
BARBARA DR.
6 UPPER SAY BRIDGE
7 WAY LANE.
8 SUPERIOR AVE. -NEST COAST HWY TO TRACT 7817
BOUNDARY.
9 SUPERIOR AVE -15TH ST TO INDUSTRIAL WAY.
10 SALBOA BLVD. AT "I "ST.
11 NEST COAST HWY. - NEWPORT BLVD. TO SANTA ANA
RIVER
12 EAST BAY FRONT - "J"ST. TO M' ST
13 PORTIONS OF WEST COAST HWY .& MACART14UR BLVD.
14 ALLEY /NEWPORT BLVD.- FIND ALTO TO ARCHES BRIDGE.
15 NEWPORT BLVD./BALBOA BLVD.
MCFADDEN INTERSECTION -19TH ST. TO 30TH ST
16 BAYSIDE DR. ' JAMBOREE RD /EL PASEO DR /
BAYSIDE DR. /SEADRIFT DR.
17 SUPERIOR AVE - PLACENTIA AVE TO SOUTH OF
TICONDEROGA ST
18 SAN JOAQUIN HILLS RD. - SPYGLASS HILLS RD. TO
EL CAPITAN DR
SANTA ANA HEIGHTS - MESA DR /CYPRESS ST
OdOD8I/2DDB AWRDi$W0s 1Tx17.mAd
7P I - -99 -2 COLLINS 6ALBOA/SLq 3
1 ye" , 60 LIDO BAY SLAND a
ISLE ISLAND
NEWPORT
PIER
NN `
W �`jL- / C'
S
0 025 0.5
M
1 ilx'H = 25110 f Yt
66 X01
BALBOA ISLAND
100
7m 74 e4(Q`15
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PACIFIC OCEAN
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69G ALLEY - 34TH ST. TO 30TH ST,
UNDERGROUND ASSESSMENT DISTRIM (RULE 20R)
70
56
CHINA COVE
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57
CORONA HIGHLANDS
1
60
WEST BAY AVE. 6TH ST. TO 15TH ST
74
61
SAY AVE 6 EAST BAY FRONT - "J" ST. TO'M' ST
62
HAZEL DR - SOUTH OF EAST COAST HWY.
75
63
NEWPORT ISLAND.
64
CHANNEL RD.
78
65
WEST COAST HWY - RIVERSIDE AVE TO ROCKY POINT
79
66
BAY AVE. - 7TH ST. TO 8TH ST.
T
67
ALLEY - FERNLEAF AVE /GOLDENROD AVE.ISEAVIEWAVEI
81
RIVER AVE - CHANNEL PL TO 38TH ST
BAYVIEW AVE.
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68
NEWPORTSHORES.
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69A ALLEY - SUMMIT ST. TO 61 ST ST.
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698 SEASHORE DR -61 ST ST TO 54TH ST
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69D RIVER AVE
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t 69F SEASHORE DR. - 46TH ST. TO 30TH ST
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5
70
BAYSHORES
71
BALBOA BLVD. - "A "ST. TO"0 "ST,
1
72
BALBOA COVES.
74
WEST BAY AVE. - 7TH ST TO ISLAND AVE & ISLAND
AVE - EDGEWATERBAYAVE
75
BALBOA BUSINESS DISTRICT- ADAMS ST.fA"ST./
OCEANFRONT/NEWPORT BAY
78
LITTLE BALBOA ISLAND.
79
BEACON BAY.
SISON
80
BEACON ST /SANTA ANA AVE /15TH ST
81
RIVER AVE - CHANNEL PL TO 38TH ST
82
CORONA DEL MAR- GOLDENROD AVE/BAYVIEW DR./
m
HELIOTROPE AVE /OCEAN BLVD
83
ALLEYS - EAST COAST HWY )MARIGOLD AVE INARCISSUS
AVE.ISECONDAVE.
m
84
SEAVIEW AVE AARKSPUR AVE /JASMINE AVE
m
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ALLEYS - MARGUERITE AVE MARIGOLD AVE /SEAVIEW
Ao
AVE/OCEAN BLVD.
m
86
ALLEY - "G "ST ]CHANNEL RD /OCEAN BLVOIPUBLIC
BEACH
�
87
BALBOA ISLAND - BIG ISLAND.
88
COMBINED AS PART OF DISTRICT 101.
_
89
COMBINED AS PART OF DISTRICT 101
ONI
90
COMBINED AS PART OF DISTRICT 101.
RD
91
KINGS PL. -KINGS RD
-
92
COAST HIGHWAYW - TUSTIN AVE (BETWEEN AVON ST
-
& CLIFF DR.)
93
RIVER AVE. r38TH ST. /BALBOA BLVD 144TH ST
94
BAYSIDE DR (PACIFIC DR /BEGONIA AVE /FIRST AVE
- ap
95
(PART of 103) E. MLBOA BLVD /CHANNEL RD:IOCEAN BLVD fl" ST.
_
96
COMBINED AS PART OF DISTRICT 101.
97
IRVINE AVE (HIGHLAND AVE /MARINERS DR MOVER DR
98
ST. JAMES RD /ST JAMES PL.XINGS PL I15TH ST.
99-2
84BOA BLVD 114TH ST ./WEST OCEAN FRONT/
19TH ST /NORTH & SOUTH OF BALBOA BLVD
100
BALBOA BLVD ASST OCEAN FROM /ADAMS ST /1 ST
-
101
UNDO AVEJEDGEWATER AVE. E/ADAMS AVE. / BALBOA BLVD
102
32ND ST /LAFAYETTE AVE /28TH ST NEWPORT BLVD.
Jai
i 03
G ST.MALBOA BLVD E IL STJOCEAN BLVD
04
POPPY AVE. TO HAZEL AVE. FROM COAST HWY. TO FIFTH AVE.
4. ?
105
FINLEY TRACT
P
107
LA JOLLA AVE./SANTA ANA AVE. /CLIFF DR
108
109
15TH ST/ SAN BERNARDINO AVE /CLIFF DR/TUSTIN AVE.
15TH ST /TUSTIN AVE /CLIFF DR /IRVINE AVE
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FY 2008 -09 MASTER PROJECT SCHEDULE - 2nd QUARTER UPDATE
ID
Task Name
PM
Contract
Budget Number
Duration
Start
Finish
2009
2010
2011
2012
2013
Qtr
Qtr GItr4 QLT i Otr 2 1 gIr 3 1 2t 4
QJr 1 1 2 1 Otr 3 1 Otr 4
1 Otr l 1 Or2 1 Otr 3 1 Qtr 4
Otr 1 1 Our 2 1 Our 3 a 4
OV1 r2
22
Assessment District 18 - Santa Ana Heights
(1) Utility Company Design Efforts & Assessment Engineering (p. 108)
(2) Underground and Transmission Construction ($7,411,200)
(3) Street Improvements
(4) Utility Systems Installation and Wiring
(5) Resident Conversion
Assessment District 87 - Balboa Island
(1) Utility Company Design Efforts IS Assessment Engineering
(2) Public Hearing - District Approved
(3) City Water System Improvements
(4) Underground Construction
(5) Utility Systems Installation and Wiring
(6) Resident Conversion
(7) City Street Improvements
(8) City Alley Improvements
Assessment District 92 - Mariners Mile
(1) Utility Company Design Efforts & Assessment Engineering
(2) Public Hearing - District Approved
(3) Underground Construction
(5) Street Improvements
(6) Utility Systems Installation and Wiring
(7) Resident Conversion
Assessment District 99 - Balboa Peninsula
(1) Utility Company Re- Design Efforts & Assessment Engineering
(2) Public Hearing - District Approved
(3) City Water System Improvements
(4) Underground Construction
(5) Utility Systems Installation and Wiring
(6) Resident Conversion
(7) Street and Alley Improvements
Assessment District 100 - Central Balboa Ocean Front
(1) Utility Company Design Efforts & Assessment Engineering
(2) Public Hearing - District Approved
(3) City Water System Improvements
(4) Underground Construction
(5) Utility Systems Installation and Wiring
(6) Resident Convarsion
(7) Alley Improvements
Assessment District 101 - Central Balboa
(1) Utility Company Design E(lorls & Assessment Engineering
(2) Public Hearing - District Approved
(3) Underground Construction
9
(4) Utility Systems Installation and Wiring
N Ys 9
(5) Resident Conversion
Assessment District 103 - Peninsula Point
(1) Utility Company Design Efforts 8 Assessment Engineering
(2) Public Hearing - District Approved
(3) City Water System Improvements
(4) Underground Construction
(5) Utility Systems Installation and Wining
(6) Resident Conversion
(7) Alley Improvements
TB
MJs
IL
AC
IL
IL
PT
7458 - 05100879 1918 days
1250 days
350 days
100 days
175 days
100 days
2922 days
1469 days
0 days
250 days
710 days
300 days
600 days
200 days
150 days
1318 days
750 days
0 days
125 days
125 days
150 days
300 days
730 days
190 days
0 days
75 days
130 days
125 days
200 days
100 days
2271 days
1440 days
0 days
100 days
150 days
150 days
400 days
100 days
1586 days
- 1040 days
0 days
175 days
Y
150 days
Y
275 days
2011 days
1150 days
0 days
100 days
200 days
750 days
300 days
250 days
Fri 0123104
Fri 01123/04
Mon 01/05/09
Mon 05/10/10
Mtn 05/10/10
Mon 01/10/11
Tue 01/28/03
Tue 01/28/03
Tue 04/14/09
Mon 0&01 /09
Wed 07/01/09
Wed 03/21/12
Mon 01/03/11
Mon 09/10/12
Mon 09/09/13
Tue 11/09104
Tue 11/09104
Tue 01/22108
Tue 04/01/08
Tus 09/23/00
Wed 10/01/08
Wed 10/01/08
Tue 10/09/07
Tue 10/09/07
Tue 09/23/08
Mon 11/17/08
Mon 12/01/08
Wed 07/01/09
Mon 06/01/09
Mon 03100110
Tue Ofi /22/04
Tue 06/22/04
Tue 04/13/10
Mon 08/02/10
Mon O)•/9 06/10
Mon 04/04/11
Mon 04 /04/11
Man 10/15/12
Tue 05125104
Tue 05/25/04
Tue 07/22/08
Mon 09/08/08
Mon 06101/09
Mon 061/01/09
Tue 11/09/04
Tue 11/09104
Tue 06/09/09
Mon 09/07109
Mon 09107/09
Mon 06/14/10
Mon 06/14110
Mon 08/00/11
Fri 05727111
Tue 11/04/08
Fri 05107110
Fri 09124/10
Fri 01/07111
Fri 05/27/11
Fri 04/04/14
Tue 09/09/08
Tue 04/14/09
Fri 05/14110
Tue 03120/12
Tue 05/14/13
Fri 04 /19/13
Fri 06/14/13
I'd 04/04/14
Tue 11/24109
Fri 09/21/07
Tue 01/22/08
Mon 09/22108
Mon 03116/09
Tue 04/28/09
Tue 11/24/09
Fri 07/23/10
Fri 06/27/00
Tue 09123108
Fri 0227/09
Fri 05/29/09
Tue 12/221091
Fri 03/05/10
Fri 07/23/10
Fri 03/01/13
Thu 12/24/09
Tue 04/13/10
Fri 12/17/10
Fri 04 /01/11
Fri 1028111
I'd 10/12/12
Fri 03101113j.
Fri 06/18/10
Thu 05/15/08
Tue 07/22/08
Fn 05/08/09
Fn 12125/09
Fri 06/18110
Fri 0720112
Thu 04/02/09
Tue 06109/09
Fri 01/22/10
Fri 06/11/10
Fri 01/07/11
Fri 08/05/11
Fri 0720/12
Tom Sandefur
_.
-
23
24
25
26
27
28
_
2
.
6,
Iris Lee '.
Alfred Castanon
3
_ -_ ..�
-.
_
29
30
31
32
33
34
35
36
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
45
-
1
+'
Iris Le
f
Ids Lee
!22
1
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. _ Peter Tausher',
♦O6/ '. '.
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46
47
48
49
50
51
52
1
2
3
4
5
6
37
38
39
40
41
E42
43
44
Tue 10/14/08 - Construction Period (shown in red) = Notice to Proceed (NTP) thru Substantial Completion
Pagel
...Shared\Engineenng- Dept - Projects \Master Project Schedules%FY 07- 08\Master Project Schedule 09- 01- 08_AD.mpp