SR-04-28-2015-8A - 213-004-01 / 213-011Is
Mom a, i Council Report
City Santa Monica'
City Council Meeting: April 28, 2015
Agenda Item:
To: Mayor and City Council
From: Andy Agle, Director of Housing and Economic Development
Subject: Lincoln Boulevard PBAD and Colorado Avenue Overlay
Recommended Action
Staff recommends that the City Council:
1. Accept petitions submitted in favor of establishment of the Lincoln Boulevard
Property -Based Assessment District (PBAD) and the Colorado Avenue Overlay as
meeting the 40 percent minimum threshold to initiate ballot proceedings.
2. Adopt a Resolution of Intention for the establishment of the Lincoln Boulevard PBAD
and the Colorado Avenue Overlay and set a public hearing on the matter for
June 23, 2015.
3. Accept the Engineer's Reports for each assessment area.
4. Authorize the mailing of ballots to the property owners within each assessment area.
5. Authorize the City Manager to cast the City's ballots as the property owner of two
parcels within the proposed Colorado Avenue Overlay in favor of the overlay.
Executive Summary
Downtown Santa Monica Inc. has gathered support petitions signed by property owners
representing more than 40 percent of the total assessments for both the
Lincoln Boulevard PBAD and the Colorado Avenue Overlay. The attainment of the
40 percent minimum petition threshold allows Council to continue the procedural steps
required under State Law to seek property owner ballots to establish the
assessment districts. Council approval is required to adopt the attached Resolution of
Intention for each assessment area, set a date for a public hearing, accept the Engineer's
Reports for each assessment area, and authorize the City to prepare and mail out ballots
to all property owners within the boundaries of each proposed assessment area.
Council is also asked to authorize the City Manager to vote the City's ballots for
City -owned properties on Colorado Avenue in favor of the establishment of the overlay.
1
Background
On February 10 2015, Council reviewed and accepted the draft Management Plans and
Engineer's Reports for the Lincoln Boulevard Property -Based Assessment District
(PBAD) and Colorado Avenue Overlay. The draft documents recommended specific
expanded and enhanced services in each of the respective areas and identified budgets,
assessment methodology, and general benefit funding. The revised draft Engineer's
Reports (attached) contain updated assessment and budget information.
(Attachment 1: Draft Lincoln Boulevard Engineer's Report. Attachment 2: Draft Colorado
Overlay Engineer's Report.)
In concept, Council supported City funding for the payment of general benefits associated
with the assessment areas and contracting for additional services for the Big Blue Bus
properties which are outside of the proposed Colorado Avenue Overlay.
Council authorized the City Manager to sign in support of the petitions relating to the
City -owned parcels located within the proposed Colorado Avenue Overlay.
On March 17, 2015, Council introduced for first reading an ordinance adopting local
modifications to the requirements of the Property and Business Improvement District Law
of 1994 which reinstated a 40 percent minimum petition threshold for consideration of
establishing a property or business improvement district. On March 25, 2015, Council
adopted the ordinance and it became effective on April 25, 2015.
Discussion
The establishment of a property -based assessment district under State Law is a
multi -step process. First, a petition supporting the establishment of the district must be
signed by the property owners representing not less than 40 percent of the assessments
proposed to be levied. This requirement has been met and the petitions representing
53.17 percent for Lincoln and 62.85 percent for Colorado have been presented to the City
Clerk for acceptance. The next step is for Council to adopt a Resolution of Intention
(Attachment 3 and 4) for each district and set a public hearing for June 23, 2015.
E
Additionally, Council is also asked to accept the Engineer's Reports for each assessment
area and authorize the mailing of ballots to all property owners within the boundaries of
each proposed assessment area. In compliance with Proposition 218, a ballot vote with
no less than 50 percent of the ballots received, weighted by assessment, must be in
support of the assessment in order for the assessment area to be formed. Should each
ballot measure pass with a majority of respondents, Council would be requested to
approve a Resolution of Formation for each of the areas, and assessments on the
benefitting parcels would be sent to the Los Angeles County Tax Assessor's Office to be
levied on the property tax rolls for the 2015/16 tax year.
City's Ballot
Council is asked to authorize the City Manager to cast ballots on behalf of two
City -owned parcels located within the proposed Colorado Overlay: 215 Colorado Avenue
(Parking Structure Number Eight) and 402 Colorado Avenue (Expo terminus site).
The proposed total assessment amount is $48,309.30 ($26,012.70 for 215 Colorado and
$22,296.60 for 402 Colorado) for the first year, representing 16.56 percent of the total
Colorado Overlay proposed assessments. It is expected that within the first year of the
assessment period, Metro would take ownership of 402 Colorado Avenue and the
assessment would be Metro's obligation thereafter. The City does not own any properties
within the proposed Lincoln PBAD.
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Financial Impacts & Budget Actions
There is no immediate financial impact or budget action necessary as a result of the
recommended action. If 50 percent of the ballots received, weighted by assessment, are
in support of the assessment and the assessment areas are formed, staff would return to
Council when presenting the Resolution of Formation with specific budget actions as part
of the FY15 -17 biennial budget.
Prepared by: Elana Buegoff, Sr. Development Analyst
roved:
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Andy %A le, Director
Housing and Economic Development
Attachments:
Forwarded to Council:
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Elaine M. Polachek
Interim City Manager
Attachment 1. Draft Lincoln Boulevard Engineer's Report
Attachment 2. Draft Colorado Overlay Engineer's Report
Attachment 3. Resolution of Intention Lincoln Boulevard PBAD
Attachment 4. Resolution of Intention Colorado Avenue PBAD Overlay Zone
12
Attachment 1
Lincoln Boulevard
Property-Based
IBM
Santa Monica, California
March 2015
Prepared by:
Kristin Lowell Inc.
Prepared pursuant to the State of California
Property and Business Improvement District Law of 9994
And Article XIIID of the California Constitution
to create a property based assessment district
ENGINEER'S STATEMENT ........... ................................ ........ v....... ---- ..... ...1
SECTION A: Legislative and Judicial Review ................ ............................... 2
SECTION B: Improvements and Activities ...................... ..............................4
SECTION C: Benefitting Parcels ..................................... ............................... 6
SECTION D: Proportional Benefits ................................. ............................... 7
SECTION E: Special and General Benefits .................... ............................... 9
SECTION F: Cost Estimate .............................................. .............................13
SECTION G: Apportionment Method .............................. .............................14
SECTION H: Assessment Roll ......................................... .............................16
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 1 of 17
i
This Report is prepared pursuant to Article XIIID of the California State Constitution (Proposition
218) and the State of California Property and Business Improvement District Law of 1994 as
amended.
The Lincoln Boulevard Property -Based Assessment District (the "Lincoln PBAD ") will provide
funding for enhanced maintenance, safety, and marketing activities, above and beyond those
provided by the City of Santa Monica. Every individual assessed parcel within the Lincoln PBAD
receives special benefit from the activities identified under Section B of this Report. Only those
individual assessed parcels within the Lincoln PBAD receive the special benefit of the proposed
activities; parcels contiguous to and outside the Lincoln PBAD and the public at large may receive
a general benefit, as outlined in Section E. The cost to provide general benefits, if any, will be
funded from sources other than special assessments.
The duration of the proposed Lincoln PBAD is thirteen (13) years, commencing January 1, 2016
and continuing through December 31, 2028. This term will coincide with the existing Downtown
PBAD allowing for the zone and the Downtown PBAD to explore formal consolidation of services
in 2028.
An estimated budget for the Lincoln PBAD improvements and activities is set forth in Section D.
The annual budget may increase no more than 5% per year consistent with the increase in
consumer price index (CPI) and increases in program costs. The determination of annual budget
adjustments and assessment rates will be subject to the review and approval of the board of
Downtown Santa Monica Inc. (DTSM). Funding for the Lincoln PBAD improvements and activities
shall be derived from a property -based assessment of each specially benefitted parcel in the
Lincoln PBAD. A detailed description of the methodology for determining the proportional special
benefit each individual assessable parcel receives from the activities and the assessment for each
parcel is set forth in Section F.
I hereby certify to the best of my professional knowledge that each of the identified assessable
parcels located within the Lincoln PBAD will receive a special benefit over and above the benefits
conferred to those parcels outside of the Lincoln PBAD boundary and to the public at large and
that the amount of the proposed special assessment is proportional to, and no greater than the
special benefits received.
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Terrance E. Lowell, P.E.
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Lincoln Boulevard PBAD March 2015
Engineer's Report Page 2 of 17
The Property and Business Improvement District Law of 1994 (the "State Law ") is the legislation
that authorizes the City to levy assessments upon real property for the purposes of providing
improvements and activities that specially benefit each individual assessed parcel in the PBAD.
The purpose of the PBAD is to encourage commerce, investment, and business activities. In
order to meet these goals PBADs typically fund activities and improvements, such as, enhanced
safety and cleaning. Unlike other assessment districts which fund the construction of public
capital improvements or maintenance thereof, PBADs provide activities and improvements "to
promote the economic revitalization and physical maintenance of the business districts of its cities
in order to create jobs, attract new businesses, and prevent the erosion of the business districts."
(Streets and Highways Code Section 36601(b)). The improvements and activities funded through
the PBAD are over and above those already provided by the City within the PBAD's boundaries.
Each of the PBAD activities or improvements is intended to increase building occupancy and
lease rates, to encourage new business development, attract businesses that serve the
community, and improve the quality of life.
Specifically, the State Law defines "Improvements" and "Activities" as follows:
"Improvement" means the acquisition, construction, installation, or maintenance of any
tangible property with an estimated useful life of five years... "'
'Activities" means, but is not limited to, all of the following:
(a) Promotion of public events which benefit businesses or real property in the district.
(b) Furnishing of music in any public place within the district.
(c) Promotion of tourism within the district.
(d) Marketing and economic development, including retail retention and recruitment.
(e) Providing safety, sanitation, graffiti removal, street and sidewalk cleaning, and other
municipal services supplemental to those normally provided by the municipality.
(f) Activities which benefit businesses and real property located in the district.2
Article XIIID of the State Constitution
In 1996, California voters approved Proposition 218, codified in part as Article XIIID of the State
Constitution. Among other requirements, Article XIIID changes the way local agencies enact local
taxes and levy assessments on real property. It states, in relevant part, that:
(a) An agency which proposes to levy an assessment shall identify all parcels which will
have a special benefit conferred upon them and upon which an assessment will be
imposed. The proportionate special benefit derived by each identified parcel shall be
determined in relationship to the entirety of the capital cost of a public improvement, the
maintenance and operation expenses of a public improvement, or the cost of the property
related service being provided. No assessment shall be imposed on any parcel which
exceeds the reasonable cost of the proportional special benefit conferred on that parcel.
Only special benefits are assessable, and an agency shall separate the general benefits
' California Streets and Highways Code, Section 36610.
2 California Streets and Highways Code, Section 36613.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 3 of 17
from the special benefits conferred on a parcel. Parcels within a district that are owned or
used by any agency, the State of California or the United States shall not be exempt from
assessment unless the agency can demonstrate by clear and convincing evidence that
those publicly owned parcels in fact receive no special benefit.
(b) All assessments shall be supported by a detailed engineer's report prepared by a
registered professional engineer certified by the State of California.'
"Special benefit" means a particular and distinct benefit over and above general benefits
conferred on real property located in the district or to the public at large. General
enhancement of property value does not constitute "special benefit. "'
Judicial Guidance
Since the enactment of Article XIIID, the courts have rendered opinions regarding various aspects
of Article XIIID. The notable portions of cases that apply to assessment districts in general and
this Lincoln PBAD in particular are noted below.
"The engineer's report describes the services to be provided by the PBID (i.e. the PBAD],
(1) security, (2) streetscape maintenance (e.g., street sweeping, gutter cleaning, graffiti
removal), and (3) marketing, promotion, and special events. They are all services over and
above those already provided by the City within the boundaries of the PBID. And they are
particular and distinct benefits to be provided only to the properties within the PBID, not to
the public at large—they 'affect the assessed property in a way that is particular and distinct
from [their] effect on other parcels and that real property in general and the public at large
do not share. "5
"...separating the general from the special benefits of a public improvement project and
estimating the quantity of each in relation to the other is essential if an assessment is to be
limited to the special benefits."
"...the agency must determine or approximate the percentage of the total benefit conferred
by the service or improvement that will be enjoyed by the general public and deduct that
percentage of the total cost of the service or improvement from the special assessment
levied against the specially benefitted property owners.
"...even minimal general benefits must be separated from special benefits and quantified
so that the percentage of the cost of services and improvements representing general
benefits, however slight, can be deducted from the amount of the cost assessed against
specially benefitting properties. "
The contents of this Engineer's Report are prepared in compliance with the above noted
authorizing legislation, the State Constitution and the judicial opinions.
3 Section 4, Article XIIID of the State Constitution.
4 Section 2 (1), Article XIIID of the State Constitution.
5 Dorms v. Downtown Pomona Property and Business Improvement District (2009) 174 Cal.App. 4th 708,
722.
6 Beutz v. County of Riverside (2010) 184 Cal. App. 4th 1516, 1532.
7 Golden Hill Neighborhood Association, Inc. v. City of San Diego (2011) 199 Cal.App. 4th 416, 438.
8 Golden Hill Neighborhood Association, Inc, v. City of San Diego (2011) 199 Cal.App. 4th 416, 439.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 4 of 17
13 Will TUT I X
The Lincoln Boulevard PBAD Steering Committee collectively determined the priority for
improvements and activities to be delivered by the business improvement district. The primary
needs as determined by the property owners are both Environmental Enhancements as well as
Marketing activities. The Environmental Enhancements include activities such as maintenance,
public safety, and beautification. Specifically, the Lincoln PBAD shall provide the following
activities.
Environmental Enhancements
Maintenance. Safety & Hospitality Ambassadors
Lincoln Boulevard's Maintenance and Safety & Hospitality Ambassador program was developed
based upon services currently being provided in the Downtown PBAD and DTSM's contractor. It
provides for a level of service that is comparable to the existing Downtown PBAD Zone 3
maintenance and safety coverage, plus enhancements given the higher vehicular and pedestrian
frequencies along the Lincoln corridor.
The Lincoln PBAD's maintenance and safety budget is based upon the following deployment:
Maintenance Team
Frequency
Hours of Deployment per Week
56
Average Weekly Coverage
8 hours per day/7 days per week
Litter Removal /Pan & Broom
Dail
Pressure Washing
As needed
Graffiti Removal
Daily as needed
Light LandscapeNVeeds
Daily as needed
Emergency Spot Cleaning
As needed
Maintenance of PBAD funded
beautification elements
As needed
Safety & Hospitality Team
Hours of Deployment per Week
112
Coverage
1 to 2 Ambassadors Monday thru Friday 7:00 a.m.
to 9:30 p.m.
1 to 3 Ambassadors Saturday and Sunday 10:00
a.m. to 9:30 p.m.
Foot Patrol
Daily
Visitor services, safety escorts, motorist
assist, homeless outreach
Daily
Beautification
Beautification funds support enhancements that improve the visual appearance of Lincoln
Boulevard and may include:
• Wayfinding signage
• Seasonal decorations
• Flower planters
• Street furniture and amenities
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 5 of 17
Feasibility analyses and plans for design, streetscape and other physical improvements
Other activities and improvements that visibly enhance the Lincoln Boulevard
environment.
Annual recommendations regarding the allocation of beautification will be developed by a Lincoln
PBAD committee and then forwarded to the DTSM Board of Directors.
The ENVIRONMENT activities account for 88% of the proposed PBAD budget.
Economic Enhancements
Marketing
Activities aimed at working with property owners to improve Lincoln Boulevard's overall image,
increase sales and building occupancies are part of the Lincoln PBAD Management Plan.
Marketing programs and activities will aim to improve the overall image of Lincoln Boulevard with
the goal of integrating Lincoln Boulevard into the overall marketing and promotion of Downtown
Santa Monica, which will ultimately attract consumers, visitors and businesses to the Lincoln
corridor. Examples of marketing activities include adding Lincoln Boulevard to downtown kiosks
and directories and including Lincoln Boulevard businesses in applicable downtown promotions
and events.
The ECONOMIC activities account for 12% of the proposed PBAD budget.
Administration
An administrative cost of 10% has been included within the Lincoln PBAD budget. Examples of
these costs include:
• Accounting and annual financial reports,
• Program support costs including supplies, equipment and rent,
• Communications to keep all Lincoln Boulevard stakeholders informed of policies, issues,
challenges and opportunities,
• The City of Santa Monica's PBAD administration fee,
• Other administration costs associated with the overhead and administrative support of
programs.
To reduce administrative costs, increase leveraging of funds and to avoid duplication of enhanced
services, the Lincoln PBAD will be managed by DTSM to deliver day -to -day services. DTSM can
leverage Lincoln PBAD assessments with additional revenues, including sponsorship revenues,
contracts, grants and earned income.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 6 of 17
PBAD Boundary Description
The Lincoln PBAD will encompass approximately 5 blocks of the core of the Lincoln Boulevard
corridor which includes properties along Lincoln Boulevard from Wilshire Boulevard to the
Interstate 10 Freeway.
A map of the proposed district boundary is below.
= BID ASSESSED PROPERTIES DOWNTOWN SANTA MONICA, INC.
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Lincoln Boulevard PBAD March 2015
Engineer's Report Page 7 of 17
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Methodology
Article XIIID Section 4(a) of the State Constitution states that "The proportionate special benefit
derived by each identified parcel shall be determined in relationship to the entirety of the capital
cost of the public improvement, the maintenance and operation expenses of a public
improvement, or the cost of the property related service being provided."
Determining the proportionate special benefit among the parcels of real property within the
proposed assessment district which benefit from the proposed improvements, services, and
activities is the result of a four -step process:
1. Defining the proposed activities,
2. Determining which parcels specially benefit from the proposed activities,
3. Determining the amount of special benefit each parcel receives,
4. Determining the proportional special benefit a parcel receives in relation to the amount of
special benefit all other parcels in the PBAD receive.
Each identified parcel within the Lincoln PBAD will be assessed based upon each parcel's unique
characteristics in relationship to all other specially benefitted parcels' characteristics. Due to the
proportionate special benefits received by each parcel from the PBAD services, each parcel will
be assessed a rate which is commensurate with the amount of special benefits received.
Special Benefit Factor
The method used to determine proportional special benefits are measured by each parcel's lot
square footage or building square footage compared to the total assessable footages of all parcels
in the district boundary.
Building or Lot Square Footage: The greater of lot or building square footage for each parcel of
real property are the primary assessment variables for all properties within the Lincoln PBAD.
Benefits from all PBAD activities are designed to improve cleanliness, public safety, image,
occupancy and sales, benefits that are distributed for all real property within the district. Developed
parcels receive the greatest benefit from the proposed improvements and activities for the tenants,
employees and pedestrians. For undeveloped parcels and parking lots, lot square footage
acknowledges the benefits of these services to the ground level of property.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 8 of 17
Property Use Considerations
All parcels in the Lincoln PBAD benefit from the Environmental activities. However, parcels with
residential and non - profit uses do not specially benefit from the Marketing activities. In order to
ensure proportionality, these parcels will be assessed based on the following methodology:
Treatment of Residential and Non- Profit Property: All residential and non - profit parcels receive
the same level of service and special benefit from Environmental activities (i.e. clean and safety)
as all other parcels in the Lincoln PBAD by making each of these parcels cleaner and safer.
Specifically, these parcels specially benefit from PBAD activities, such as removing graffiti from
their buildings, patrolling their sidewalks, cleaning up any debris and power washing their
sidewalks. Thus, each of these parcels is assessed for the special benefits received from the
Environmental activities services. However, these parcels will not receive special benefit from
Marketing activities because those uses are not engaged in commercial or customer attraction
activities, and will not specially benefit from the increased economic activities. Therefore, they
will not be assessed for the Marketing activities.
New assessments for a Change in Land Use: If any parcel within the Lincoln PBAD changes land
use during the life of the Lincoln PBAD, it will be subject to the assessment rate consistent with the
assessment methodology for the new land use.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 9 of 17
State Law, Proposition 218, and judicial opinions require that assessments be levied according
to the estimated special benefit each assessed parcel receives from the activities and
improvements. Article XIIID Section 4(a) of the California Constitution in part states that "only
special benefits are assessable," which requires that we separate the general benefits, if any,
from the special benefits provided by the proposed activities and improvements.
As of January 1, 2015, the State Legislature amended the State Law to clarify and define both
special benefit and general benefit as they relate to the improvements and activities these districts
provide. Specifically, the amendment (Section 36615.5 of the Streets and Highways Code)
defines special benefit as follows: "`Special benefit' means, for purposes of a property -based
district, a particular and distinct benefit over and above general benefits conferred on real property
located in a district or to the public at large. Special benefit includes incidental or collateral effects
that arise from the improvements, maintenance, or activities of property -based districts even if
those incidental or collateral effects benefit property or persons not assessed."
In addition, the amendment (Section 36609.5 of the Streets and Highways Code) defines general
benefit as follows: "`General benefit' means, for purposes of a property -based district, any benefit
that is not a'special benefit' as defined in Section 36615.5."
Furthermore, the amendment (Section 36601(h)(2)) states: "Activities undertaken for the purpose
of conferring special benefits upon property to be assessed inherently produce incidental or
collateral effects that benefit property or persons not assessed. Therefore, for special benefits to
exist as a separate and distinct category from general benefits, the incidental or collateral effects
of those special benefits are inherently part of those special benefits. The mere fact that special
benefits produce incidental or collateral effects that benefit property or persons not assessed does
not convert any portion of those special benefits or their incidental or collateral effects into general
benefits."
Special Benefit Analysis
All special benefits derived from the assessments outlined in this Report are for property- related
activities that are specifically intended for and directly benefiting each individual assessed parcel
in the PBAD. The special benefit must affect the individual assessable parcel in a way that is
particular and distinct from its effect on other parcels and that real property in general and the
public at large do not share. No parcel's assessment shall be greater than the special benefits
received.
Streets and Highways Code Section 36601(e) states that "Property and business improvement
districts formed throughout this state have conferred special benefits upon properties and
businesses within their districts and have made those properties and businesses more useful by
providing the following benefits: (1) Crime reduction. A study by the Rand Corporation has
confirmed a 12- percent reduction in the incidence of robbery and an 8- percent reduction in the
total incidence of violent crimes within the 30 districts studied. (2) Job creation. (3) Business
attraction. (4) Business retention. (5) Economic growth. (6) New investments."
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 10 of 17
The Lincoln PBAD's goal is to fund activities and improvements to provide a cleaner, safer and
more attractive and economically vibrant environment as outlined in Section B. The goal of
improving the economic vitality is to improve the safety, cleanliness, marketing and appearance
of each specially benefitted parcel in an effort to increase commerce, to increase building
occupancy and lease rates and to attract more customers, employees, tenants and investors.
Each parcel will specially benefit from:
• Cleaner sidewalks, streets and common areas
• Real and perceived public safety improvements
• Greater pedestrian traffic
• Enhanced rental incomes
• Improved business climate
• New business and investment
• Well managed programs and services
Specifically, each parcel benefits from each of the PBAD activities as defined below
Safety
The enhanced safety activities make the area more attractive for businesses, customers, and
residents, and ultimately private investment. When business location decisions are made, "lower
levels of public safety lead to increased uncertainty in decision making and can be perceived as
a signal of a socio - institutional environment unfavorable for investment." Uncertainty affects the
investment environment in general. But in particular, it increases the fear of physical damage to
investment assets (or to people) or their returns... Almost universally, places with lower crime
rates are perceived as more desirable. "9 Once economic investment occurs within the district,
pedestrian traffic and commercial activity will increase. The special benefit to assessed parcels
from these services is the likelihood of increased lease rates and tenant occupancy due to the
increase of commercial activity and an increase in customers that follow from having a safer
environment.
In addition, each specially benefitted parcel benefits from: increased security patrol, removing
graffiti from their buildings, connecting the homeless to available resources, reducing the number
of trips and falls by repairing the grout in the sidewalks in front of their parcel, picking up trash
that pedestrians leave behind, and power washing their sidewalks.
Maintenance and Beautification
The maintenance and beautification activities benefit each assessed parcel within the Lincoln
PBAD by providing a clean and aesthetically appealing environment. This is achieved through
sidewalk sweeping and power washing, removing litter and graffiti, and trash removal. In addition,
the beautification activities benefit each assessed parcel by providing an aesthetically appealing
environment through wayfinding signage, sidewalk benches, holiday decor, planters, etc. These
activities create the environment needed to achieve the PBAD goals.
9 "Accelerating economic growth and vitality through smarter public safety management" IBM Global Business
Services Executive Report, September 2012, pg. 2 -
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 11 of 17
Marketing
The Marketing activities are tied to and will specially benefit each commercial parcel by
encouraging business development and investment that generates customer traffic, which directly
relates to increases in commercial activity, filling of vacant storefronts and offices and ultimately,
increased lease rates for retail and office space. Neither residential nor non - profit parcels will
receive special benefit from the Marketing activities as they are not engaged in commercial or
customer attraction activities. Therefore, they will not be assessed for the Marketing portion of
the PBAD budget.
Special Benefit Conclusion
Based on the special benefits each assessed parcel receives from the PBAD activities we
conclude that each of the proposed activities provides special benefits to the real property within
the district and that each parcel's assessment is in direct relationship to and no greater than the
special benefits received.
The special benefit to parcels from the proposed PBAD activities and improvements described in
this Report are equal to or exceeds the total amount of the proposed assessment. Each individual
assessed parcel's assessment is no greater than the special benefit it receives from the PBAD
activities.
General Benefit Analysis
As required by the State Constitution Article XIIID Section 4(a), the general benefits of an
assessment district must be quantified and separated out so that the cost of the activities that are
attributed to general benefit are deducted from the cost assessed against each specially
benefitted parcel. General benefits are benefits from the PBAD activities and improvements that
are not special in nature, are not "particular and distinct" and are not over and above the benefits
that other parcels receive. This analysis will evaluate and determine the level of general benefits
that (1) parcels outside of the Lincoln PBAD, and (2) the public at large may receive.
General Benefit to Parcels Outside of the Lincoln PBAD
All the PBAD activities and improvements are provided solely to each of the individual assessed
parcels in the Lincoln PBAD boundary. Each of the PBAD activities is provided to the public
rights -of -way (streets, sidewalks) adjacent to all specially benefitted parcels in the PBAD. In the
case of the Lincoln Boulevard PBAD the surrounding parcels are either primarily residential or are
parcels that are currently in the existing Downtown PBAD that already receive services. In either
case, none of the surrounding parcels will directly receive any of the PBAD activities. Any benefits
these parcels may receive are incidental to providing special benefits to the assessed parcels,
and thus any cost associated to the incidental benefits are not reduced from the cost of providing
special benefit.
General Benefit to the Public At Large
In addition to the general benefit analysis to the parcels outside of the Lincoln PBAD boundary,
we also quantify the general benefits to the public at large, i.e., those people that are either in the
Lincoln PBAD boundary and not specially benefitted from the activities or people outside of the
Lincoln PBAD boundary that may benefit from the PBAD activities. In the case of the Lincoln
PBAD the public at large are those people that are within the Lincoln PBAD boundary that do not
pay an assessment and do not specially benefit from the PBAD activities.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 12 of 17
To calculate the general benefit the public at large may receive we determine the percentage of
each PBAD activity budget that may benefit the general public. In this case, the Safety activities
may generally benefit the public as the general public may appreciate the enhanced level of
security as it passes through the Lincoln PBAD. The Maintenance, Beautification and Marketing
activities are tailored to benefit the physical characteristics of the parcels, buildings and sidewalks
or the tenants of each parcel and are not intended to benefit the general public. If there are any
public benefits, they are incidental and collateral to providing special benefits to the assessed
parcels.
The table below shows the budget for the Safety program and its respective percentage of the
total PBAD budget. We then apply a Relative Benefit factor to this activity. The relative benefit
factor is a basic unit of measure that compares the benefit the general public receives compared
to the public that specially benefits (employees, tenants, customers) from each activity. Since the
specially benefitted public receives 100% of the activities it is assigned a relative benefit factor of
1.0 for the Safety activity, and the general public is assigned a relative benefit factor of 0.25. This
takes into consideration that this is a coastal community in which pedestrian traffic may be passing
through the district onto another destination, e.g. 31 Street Promenade, the beach, or in the near
future the Metro light rail station.
The relative benefit factor is then multiplied by the PBAD activity's budget percentage to
determine the overall benefit factor. The following table illustrates this calculation.
A B C D E
Budget % of General Benefit General Benefit General Benefit
PBAD Activity Amount Budget Factor Percent (B x C) Allocation (A x D)
Safety $157,667 34.54% 0.25 8.63% $13,614
This analysis indicates that 8.63% for Safety activities may be attributed to general benefit to the
public at large, equaling a total of $13,614 that must be raised from sources other than special
assessments.
General Benefit Conclusion
Using the sum of the two measures of general benefit described above we find that $13,614 may
be general in nature and will be funded from sources other than special assessments.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 13 of 17
2016 Operating Budget
The Lincoln PBAD's operating budget takes into consideration:
1. The improvements and activities needed to provide special benefits to each individual
parcel within the Lincoln PBAD boundary (Section B),
2. The parcels that specially benefit from said improvements and activities (Section C), and
3. The costs associated with the special and general benefits conferred (Section E).
EXPENDITURES
Budget
Administration
10 %
TOTAL
BUDGET
% of
Bud e t
Maintenance
$121,667
$12,167
$133,833
29.32 %
Safet & Hospitality
$143,333
$14,333
$157,667
4.54%
Beautification
$100,000
$10,000
$110,000
24.10%
Marketing
$50,000
$5,000
$55,000
12.05%
Total Expenditures
$415,000
$41,500
$456,500
100.00%
REVENUESt
Assessment Revenues
$442,886
97.02%
Other Revenues (1 )
$13,614
2.98%
Total Revenues
$456,500
100.00%
(1) Other non - assessment funding to cover the cost associated with general benefit.
Budget Notations
The annual budget may increase no more than 5% per year consistent with the
increase in consumer price index (CPI) and increases in program costs. The
determination of annual budget adjustments and assessment rates will be subject to
the review and approval of the board of Downtown Santa Monica Inc. and the City
Council.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 14 of 17
A#MION, %��s •
As previously discussed in Section D, the Lincoln PBAD is segregated and into three land use
types that benefit differently from the PBAD activities. The table below summarizes the
assessable lot or building square footage for each land use type.
Land Use
Lot or Building
Sq. Ft.'
Commercial
1,110, 000
Residential
66,500
Non - Profit
125,000
Calculation of Assessments
Based on the land use type, assessable lot or building square footage and the proposed budget,
all of which are discussed above, the first year's maximum annual assessment rate for each parcel
follows:
Estimated Rates of Assessment
Lot or Building Sq'. Ft.
Maintenance
0.108
Safety & Hospitality
0.116
Beautification
0.089
Marketing
0.050
0.363
$3,630.00
Total Commercial
0.363
Total Residential
0.313
Total Non - profit
0.157
The following example illustrates how the preceding rates are applied to parcels within the
Lincoln PBAD.
Property ';
Characteristic
Building Sq.
Ft.
Lot Sq.
Ft.
Greater
of
Rate
annual
Assessment
Commercial
10,000
5000
10,000
0.363
$3,630.00
Residential
2500
1500
2500
0.313
$782.50
Non-profit
1500
3000
3000
0.157
$471.00
The assessment calculation is the same for every parcel in the Lincoln PBAD.
Maximum Annual Assessment Adjustments
The annual budget may increase no more than 5% per year consistent with the increase in
consumer price index (CPI) and increases in program costs. The maximum assessment for each
year of the district, based on a maximum 5% annual increase of the budget over the prior year, is
shown in the following table.
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 15 of 17
Budget Adjustment
Any annual budget surplus or deficit will be rolled into the following year's PBAD budget. The
budget will be set accordingly, within the constraints of the management plan to adjust for
surpluses or deficits that are carried forward.
Future Development
Based on new development in the Lincoln PBAD, the amount of assessable square footage in
the Lincoln PBAD may change over time. These changes could modify the total square footage
assessed for affected parcels. Therefore, in future years, the assessments levied against Lincoln
PBAD parcels may change in accordance with the assessment methodology formula and rates in
the Management District Plan and Engineer's Report. Changes to the assessment formula would
require the approval of an amendment to the Management Plan.
Commercial
Residential
Non- profit
Year 1
0.363
0.313
0.157
Year 2
0.381
0.329
0.164
Year 3
0.400
0.345
0.173
Year 4
0.420
0.362
0.181
Year 5
0.441
0.381
0.190
Year 6
0.463
0.400
0.200
Year 7
0.486
0.420
0.210
Year 8
0.510
0.441
0.220
Year 9
0.536
0.463
0.231
Year 10
0.563
0.486
0.243
Year 11
0.591
0.510
0.255
Year 12
0.620
0.535
0.268
Year 13
0.651
0.562
0.281
Budget Adjustment
Any annual budget surplus or deficit will be rolled into the following year's PBAD budget. The
budget will be set accordingly, within the constraints of the management plan to adjust for
surpluses or deficits that are carried forward.
Future Development
Based on new development in the Lincoln PBAD, the amount of assessable square footage in
the Lincoln PBAD may change over time. These changes could modify the total square footage
assessed for affected parcels. Therefore, in future years, the assessments levied against Lincoln
PBAD parcels may change in accordance with the assessment methodology formula and rates in
the Management District Plan and Engineer's Report. Changes to the assessment formula would
require the approval of an amendment to the Management Plan.
Lincoln Boulevard PBAD March 2015
Engineers Report Page 16 of 17
The total assessment amount for FY 2015 -16 is $442,886 apportioned to each individual
assessed parcel, as follows.
4282009017
1231 LINCOLN NO 173 LLC
1233 LINCOLN BLVD
$2,722.51
4282010047
1315 SANTA MONICA LLC
1307 LINCOLN BLVD
$8,167.50
4291021003
1414 LINCOLN BLVD LLC
1414 LINCOLN BLVD
$2,722.50
4291021005
1424 LINCOLN BLVD LLC
1424 LINCOLN BLVD
$2,795.10
4282028009
1547 LINCOLN BLVD ASSOCIATES
1547 LINCOLN BLVD
$2,722.50
4290002008
1650 LINCOLN NMS LLC
1650 LINCOLN BLVD
$5,887.81
4290002007
1658 LINCOLN NMS LLC
1658 LINCOLN BLVD
$2,722.50
4290002006
1660 LINCOLN NMS LLC
1660 LINCOLN BLVD
$2,722.50
4291021012
ANDERSON, SUSAN J
1452 LINCOLN BLVD
$2,722.50
4282027019
ARIAN, SYLVIATR
1431 LINCOLN BLVD
$2,722.50
4282010020
ARYA LP
1323 LINCOLN BLVD
$2,722.50
4282027021
BARCHESTER CALIFORNIA LP
1421 LINCOLN BLVD
$2,722.50
4282027029
BARCHESTER CALIFORNIA LP
1411 LINCOLN BLVD
$5,445.00
4291007024
BOYS CLUB OF SANTA MONICA
1238 LINCOLN BLVD
$6,050.47
4291008008
BRADMORE LINCOLN LLC
1334 LINCOLN BLVD
$2,722.50
4282009018
BRAND, CARMELLA TR ET AL
1227 LINCOLN BLVD
$2,722.50
4291021015
BRENTWOOD COTTAGE LLC
719 BROADWAY
$907.50
4283003010
CA SM NO ONE LP
1669 LINCOLN BLVD
$21,065.25
4291007025
CENTENNIAL WILSHIRE L P
720 WILSHIRE BLVD
$9,361.41
4282027026
CHECKER BOARD PROPERTIES INC
800 SANTA MONICA BLVD
$5,445.00
4282009053
DOUGLAS EMMETT 1997 LLC
808 WILSHIRE BLVD
$27,313.21
4290002010
DUNLAP, BRODERICK
1670 LINCOLN BLVD
$8,111.09
4282028020
DURLEY PARK MANAGEMENT CORP
1515 LINCOLN BLVD
$8,167.50
4291008012
EQUITY ASSOCIATES INC
1352 LINCOLN BLVD
$1,996.50
4291008013
EQUITY ASSOCIATES INC
1352 LINCOLN BLVD
$726.00
4291008014
EQUITY ASSOCIATES INC
717 SANTA MONICA BLVD
$2,991.12
4282009014
FARZAM, MAURICE
1243 LINCOLN BLVD
$2,722.50
4282009027
FARZAM, MAURICE AND NOOSHIN
1237 LINCOLN BLVD
$2,347.50
4283001001
FSTAR 1601 LLC
1601 LINCOLN BLVD
$12,094.98
4283001002
FSTAR 1613 LLC
1613 LINCOLN BLVD
$11,702.58
4283002006
FSTAR 1637 LLC
1637 LINCOLN BLVD
$13,312.58
4283003012
FSTAR 1641 LLC
1641 LINCOLN BLVD
$7,574.27
4282028018
HAIEM LTD PTNSHP NO 2
1533 LINCOLN BLVD
$2,722.50
4282028019
HAIEM LTD PTNSHP NO 2
1527 LINCOLN BLVD
$2,722.50
4291008003
HAINE, GEORGE A TR
720 ARIZONA AVE
$1,017.25
4281035025
HUNT SANTA MONICA PROPERTIES
805 WILSHIRE BLVD
$5,445.00
4290001012
JIVANI, ABDULAZIZ AND SAKER
1624 LINCOLN BLVD
$8,090.70
4291008015
KARAGHOSSIAN, OSKO
731 SANTA MONICA BLVD
$3,630.00
4291008026
KIRKEBY TRUST PROPERTIES
1310 LINCOLN BLVD
$10,122.98
4291021028
LINBRO PROPERTIES LLC
723 BROADWAY
$3,380.00
4291008011
LINCOLN EQUITIES
1346 LINCOLN BLVD
$2,722.50
Lincoln Boulevard PBAD March 2015
Engineer's Report Page 17 of 17
APN
Owner Name
Site Address
Parcel Assmt
4291008027
LINCOLN EQUITIES
1340 LINCOLN BLVD
$5,445.00
4282027033
LINCOLN WALK STUDIOS LP
1447 LINCOLN BLVD
$18,463.40
4291021011
LINCOLNWAY PARTNERS LLC
1448 LINCOLN BLVD
$2,722.50
4282027018
LUXE 1441 LINCOLN LLC
1437 LINCOLN BLVD
$2,722.50
4282027028
LUXE 1441 LINCOLN LLC
1443 LINCOLN BLVD
$4,537.50
4291007003
MAXSER AND CO
1218 1/2 LINCOLN BLVD
$2,722.50
4282028010
MORGAN,KATIE P TR
1543 LINCOLN BLVD
$2,722.50
4282028016
NAIMI, KAYVAN N AND FARINAZ S
1507 LINCOLN BLVD
$2,722.50
4282028017
NAIMI, KAYVAN N AND FARINAZ S
804 BROADWAY
$2,722.50
4290001016
NASON, FREDERICK N JR TR ET AL
700 COLORADO AVE
$7,943.00
4291007008
NEW 725 ARIZONA AVENUE SM LLC
1260 LINCOLN BLVD
$14,375.89
4291021007
NMS 1444 LINCOLN LLC
1432 LINCOLN BLVD
$2,722.50
4291021008
NMS 1444 LINCOLN LLC
1438 LINCOLN BLVD
$1,361.25
4291021009
NMS 1444 LINCOLN LLC
1440 LINCOLN BLVD
$1,361.25
4291021010
NMS 1444 LINCOLN LLC
1444 LINCOLN BLVD
$2,722.50
4291022024
NMS 1550 LINCOLN LLC
1560 LINCOLN BLVD
$13,612.50
4291008025
NMS1318LINCOLN LLC
1318 LINCOLN BLVD
$5,445.00
4291021006
NMS1430LINCOLN LLC
1430 LINCOLN BLVD
$2,722.50
4282028011
PERLITER, HAROLD CO TR
1537 LINCOLN BLVD
$2,722.50
4282009029
ROBERTS BUILDING WEST LLC
1255 LINCOLN BLVD
$5,562.25
4282010024
ROBERTS BUILDING WEST LLC
1303 LINCOLN BLVD
$2,722.50
4291022005
SAFEWAY INC
1526 LINCOLN BLVD
$2,722.50
4291022006
SAFEWAY INC
1534 LINCOLN BLVD
$2,722.50
4290001020
SANTA MONICA AUTO PLAZAS LLC
1626 LINCOLN BLVD
$10,094.60
4291007004
SANTA MONICA BOY S CLUB INC
1222 LINCOLN BLVD
$1,177.50
4282010015
SHERIDAN FAMILY PARTNERSHIP
801 SANTA MONICA BLVD
$8,167.50
4282010016
SHERIDAN FAMILY PARTNERSHIP
1347 LINCOLN BLVD
$4,937.53
4282010017
SHERIDAN FAMILY PARTNERSHIP
1343 LINCOLN BLVD
$2,722.50
4282010018
SHERIDAN FAMILY PARTNERSHIP
1339 LINCOLN BLVD
$2,722.50
4282010019
SHERIDAN FAMILY PARTNERSHIP
1335 LINCOLN BLVD
$2,722.50
4290001023
SIEVERS, CHARLES AND CAROL J
718 COLORADO AVE
$7,943.00
4291021004
SNYDER, BEVERLIE G AND
1418 LINCOLN BLVD
$2,722.50
4282028802
SO CALIF EDISON CO LTD
801 COLORADO AVE
$5,445.00
4282027020
SPOLIANSKY, GUSTAVO D TRUST
1427 LINCOLN BLVD
$2,722.50
4282009013
SUSKO FAMILY PTNSHP
1247 LINCOLN BLVD
$2,722.50
4290001900
U S POSTAL SERVICE
1637 7TH ST
$1,524.31
4290001901
U S POSTAL SERVICE
1623 7TH ST
$3,149.26
4290002900
U S POSTAL SERVICE
1653 7TH ST
$7,805.73
4291022003
VONS COMPANIES INC
1500 LINCOLN BLVD
$2,722.50
4291022004
VONS COMPANIES INC
1518 LINCOLN BLVD
$2,722.50
4291022025
VONS COMPANIES INC
1500 LINCOLN BLVD
$8,167.50
4291008005
WC DEVELOPMENT LLC
1312 LINCOLN BLVD
$2,722.50
4291021001
ZUKIN, JEFREY G CO TR ET AL
718 SANTA MONICA BLVD
$4,606.47
4291021002
ZUKIN, JEFREY G CO TR ET AL
1410 LINCOLN BLVD
$2,722.50
TOTAL ASSESSMENT
$442,886
Attachment 2
Assessment District Overlay % FINAL Engineer's
Report
Santa Monica, California
March 2015
Prepared ,by.
Kristin Lowell Inc.
Prepared pursuant to the State of California
Property and Business Improvement District Law of 9994
and Article XIIID of the California Constitution
to create an overlay zone within the property -based assessment district
ENGINEER'S STATEMENT ................................................. ..............................1
ENGINEER'S REPORT:
SECTION A:
Legislative and Judicial Review ................ ...............................
2
SECTION B:
Improvements and Activities ..................... ...............................
5
SECTION C:
Benefitting Parcels ..................................... ...............................
7
SECTION D:
Proportional Benefits ................................. ............................... 9
SECTION E:
Special and General Benefits .................... .............................10
SECTION F:
Cost Estimate .............................................. .............................14
SECTION G:
Apportionment Method .............................. .............................15
SECTION H:
Assessment Roll ......................................... .............................17
F lorado Avenue PBAD Overlay Zone March 2015
gineer's Report Page 1 of 17
ENGINEER'S STATEMENT
This Report is prepared pursuant to Article XIIID of the California State Constitution (Proposition
218) and the State of California Property and Business Improvement District Law of 1994 as
amended.
The Colorado Avenue Property -Based Assessment District PBAD Overlay Zone (the "PBAD
Overlay Zone ") will provide funding for enhanced maintenance and safety, above and beyond
those provided by both the City of Santa Monica and the underlying Downtown Santa Monica
PBAD (the "Downtown PBAD "). Every individual assessed parcel within the PBAD Overlay Zone
receives special benefit from the activities identified under Section B of this Report. To ensure
that assessment levels are proportional to benefits received two benefit zones within the PBAD
Overlay Zone are proposed to account for the different levels of service. Only those individual
assessed parcels within the PBAD Overlay Zone receive the special benefit of the proposed
activities; parcels contiguous to and outside the PBAD Overlay Zone and the public at large may
receive a general benefit, as outlined in Section E. The cost to provide general benefits, if any,
will be funded from sources other than special assessments.
The duration of the proposed PBAD Overlay Zone is thirteen (13) years, commencing January 1,
2016, and continuing through December 31, 2028. This term will coincide with the existing
Downtown PBAD allowing for the PBAD Overlay Zone and the Downtown PBAD to explore formal
consolidation of services in 2028.
An estimated budget for the PBAD Overlay Zone improvements and activities is set forth in
Section D. The annual budget may increase no more than 5% per year consistent with the
increase in consumer price index (CPI) and increases in program costs. The determination of
annual budget adjustments and assessment rates will be subject to the review and approval of
the board of Downtown Santa Monica, Inc., and the Santa Monica City Council. Funding for the
PBAD Overlay Zone improvements and activities shall be derived from a property -based
assessment of each specially benefitted parcel in the PBAD Overlay Zone. A detailed description
of the methodology for determining the proportional special benefit each individual assessable
parcel receives from the activities and the assessment for each parcel is set forth in Section F.
I hereby certify to the best of my professional knowledge that each of the identified assessable
parcels located within the PBAD Overlay Zone will receive a special benefit over and above the
benefits conferred to those parcels outside of the PBAD Overlay Zone boundary and to the public
at large and that the amount of the proposed special assessment is proportional to, and no greater
than, the special benefits received.
RnFESS /�
P N Respectfully submitted,
FO AGE E. � q<
0 No. 13398 z
� m
Exp. 3 -31 -17 - Terrance E. Lowell, P.E.
STgT CIVIL ��\P
F -F CP,0F
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 2 of 17
61 =101 0 t, NIM RACI bi WTV I LTJ
Property and Business Improvement District Law of 1994
The Property and Business Improvement District Law of 1994 (the "State Law ") is the legislation
that authorizes the City to levy assessments upon real property for the purposes of providing
improvements and activities that specially benefit each individual assessed parcel in the PBAD
Overlay Zone. Streets and Highways Code Section 36628 and 36629 allows the City Council to
establish benefit zones based upon the benefit that assessed properties within each zone derives
from the activities. The purpose of an assessment district or benefit zone (like the PBAD Overlay
Zone) is to encourage commerce, investment, and business activities. In order to meet these
goals, the assessment district or benefit zones typically fund activities and improvements, such
as, enhanced safety and cleaning. Unlike other assessment districts which fund the construction
of public capital improvements or maintenance thereof, the PBAD Overlay Zone provide activities
and improvements "to promote the economic revitalization and physical maintenance of the
business districts of its cities in order to create jobs, attract new businesses, and prevent the
erosion of the business districts." (Streets and Highways Code Section 36601(b).) The
improvements and activities funded through the PBAD Overlay Zone are over and above those
already provided by the City of Santa Monica within the PBAD Overlay Zone's boundaries. Each
of the PBAD Overlay Zone activities or improvements is intended to increase building occupancy
and lease rates, to encourage new business development, attract businesses that serve the
community, and improve the quality of life.
Specifically, the State Law defines "Improvements" and "Activities" as follows:
"Improvement" means the acquisition, construction, installation, or maintenance of any
tangible property with an estimated useful life of five years... "'
"Activities" means, but is not limited to, all of the following:
(a) Promotion of public events which benefit businesses or real property in the district.
(b) Furnishing of music in any public place within the district.
(c) Promotion of tourism within the district.
(d) Marketing and economic development, including retail retention and recruitment.
(e) Providing safety, sanitation, graffiti removal, street and sidewalk cleaning, and other
municipal services supplemental to those normally provided by the municipality.
(f) Activities which benefit businesses and real property located in the district.'
Article XIIID of the State Constitution
In 1996, California voters approved Proposition 218, codified in part as Article XIIID of the State
Constitution. Among other requirements, Article XIIID changes the way local agencies enact local
taxes and levy assessments on real property. It states, in relevant part, that:
(a) An agency which proposes to levy an assessment shall identify all parcels which will
have a special benefit conferred upon them and upon which an assessment will be
imposed. The proportionate special benefit derived by each identified parcel shall be
determined in relationship to the entirety of the capital cost of a public improvement, the
California Streets and Highways Code, Section 36610.
2 California Streets and Highways Code, Section 36613.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 3 of 17
maintenance and operation expenses of a public improvement, or the cost of the property
related service being provided. No assessment shall be imposed on any parcel which
exceeds the reasonable cost of the proportional special benefit conferred on that parcel.
Only special benefits are assessable, and an agency shall separate the general benefits
from the special benefits conferred on a parcel. Parcels within a district that are owned or
used by any agency, the State of California or the United States shall not be exempt from
assessment unless the agency can demonstrate by clear and convincing evidence that
those publicly owned parcels in fact receive no special benefit.
(b) All assessments shall be supported by a detailed engineer's report prepared by a
registered professional engineer certified by the State of California 3.
"Special benefit" means a particular and distinct benefit over and above general benefits
conferred on real property located in the district or to the public at large. General
enhancement of property value does not constitute "special benefit.'"
Judicial Guidance
Since the enactment of Article XIIID, the courts have rendered opinions regarding various aspects
of Article XIIID. The notable portions of cases that apply to assessment districts in general and
this PBAD Overlay Zone in particular are noted below.
"The engineer's report describes the services to be provided by the PBID [i.e. the PBAD
Overlay Zone]: (1) security, (2) streetscape maintenance (e.g., street sweeping, gutter
cleaning, graffiti removal), and (3) marketing, promotion, and special events. They are all
services over and above those already provided by the City within the boundaries of the
PBID. And they are particular and distinct benefits to be provided only to the properties
within the PBID, not to the public at large —they 'affect the assessed property in a way that
is particular and distinct from [their] effect on other parcels and that real property in general
and the public at large do not share. "'S
"...separating the general from the special benefits of a public improvement project and
estimating the quantity of each in relation to the other is essential if an assessment is to be
limited to the special benefits. "6
"...the agency must determine or approximate the percentage of the total benefit conferred
by the service or improvement that will be enjoyed by the general public and deduct that
percentage of the total cost of the service or improvement from the special assessment
levied against the specially benefitted property owners. "7
"...even minimal general benefits must be separated from special benefits and quantified
so that the percentage of the cost of services and improvements representing general
benefits, however slight, can be deducted from the amount of the cost assessed against
specially benefitting properties."'
3 Section 4, Article XIIID of the State Constitution.
4 Section 2 (1), Article XIIID of the State Constitution.
5 Dahmsv. Downtown Pomona Property and Business Improvement District (2009) 174 Cal.App.4th 708, 722.
6 Beutz v. County of Riverside (2010) 184 Cal.App.4th 1516, 1532.
7 Golden Hill Neighborhood Association, Inc. v. City of San Diego (201 1) 199 Cal.App.4th 416, 438.
8 Golden Hill Neighborhood Association, Inc. v. City of San Diego (201 1) 199 Cal.App.4th 416, 439.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 4 of 17
The contents of this Engineer's Report are prepared in compliance with the above noted
authorizing legislation, the State Constitution and the judicial opinions.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 5 of 17
The Colorado Avenue PBAD Overlay Zone Steering Committee collectively determined the
priority for improvements and activities to be delivered by the PBAD Overlay Zone. The primary
needs as determined by the property owners are:
® Maintenance, and
® Public Safety
Maintenance, Safety & Hospitality Ambassadors
Colorado Avenue's PBAD Overlay Zone Maintenance and Safety & Hospitality Ambassador
program was developed based upon services currently being provided in the Downtown PBAD
and by DTSM's contractor. It provides for a level of service that is comparable to the existing
Downtown PBAD Zone 1 maintenance and safety coverage, plus enhancements given the higher
pedestrian frequencies expected along the corridor. The Colorado Avenue PBAD Overlay Zone's
maintenance and safety Ambassadors deployment will be:
Maintenance Team
Hours of Deployment per
Week
96
Average Daily Coverage
8 hours per weekday; 16 hours per weekend day
Litter Removal /Pan & Broom
Dail
Pressure Washing
As needed
Graffiti Removal
Daily as needed
Light Landscape/Weeds
Daily as needed
Emergency Spot Cleaning
As needed
Safety & Hospitality Team
Hours of Deployment per
Week
112
1 -2 Ambassadors Monday thru Thursday 7:00 a.m. to 1:00 a.m.
1 -2 Ambassadors Sunday 10:00 a.m. to 1:00 a.m.
1 -2 Ambassadors Friday, Saturday 10:00 a.m. to 3:00 a.m.
Foot Patrol
Dail
Visitor services, safety
escorts, motorist assist,
homeless outreach
Daily
Administration
An administrative cost of 10% has been included within the PBAD Overlay Zone budget.
Examples of these costs include:
• Accounting and annual financial reports,
• Program support costs including supplies, equipment and rent,
• Communications to keep all Colorado Avenue stakeholders informed of policies, issues,
challenges and opportunities,
® City of Santa Monica collection fee for PBAD assessments,
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 6 of 17
® Other administration costs associated with the overhead and administrative support of
programs.
To reduce administrative costs, increase leveraging of funds and to avoid duplication of enhanced
services, the PBAD Overlay Zone will be managed by DTSM to deliver day -to -day services.
DTSM can leverage PBAD Overlay Zone assessments with additional revenues, including
sponsorship revenues, contracts, grants and earned income.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 7 of 17
PBAD Overlay Zone Boundary Description
The boundaries for the PBAD Overlay Zone include properties with frontage along Colorado
Avenue from Ocean Avenue to 7m Court. The boundaries will coincide with the new Esplanade
improvements and additional pedestrian activity along Colorado Avenue. Within the PBAD
Overlay Zone there are two zones of benefit as described below.
Benefit Zones
The activities that the PBAD Overlay Zone will provide will be in accordance with the needs of
different areas of the PBAD Overlay Zone. To ensure that assessment levels are proportional to
benefits received two benefit zones are proposed to account for the different levels of service. They
are those parcels that are west the 5tih Court/Colorado Avenue intersection and those that are east
of the intersection.
West of 5t' Court: The first benefit zone is the three block area from 51 Court to Ocean Avenue
that experiences the most pedestrian traffic and has the highest intensity of land use. This area will
have the highest demand of PBAD Overlay Zone services especially upon completion of the
Esplanade improvements and the Los Angeles Metro Rail Expo Line. The Hospitality Ambassadors
and clean team will have a higher concentration of services in this area compared to the area east
of 51 Court.
East of 5"' Court: The second benefit zone is the two and half block area from 5'h Court to 71h Court.
This area has less pedestrian traffic and land use density, thus these parcels will receive less
frequency of services than the parcels west of 5'h Court. Therefore, the assessments for parcels in
this benefit zone will be 75% that of parcels west of 5'h Court.
The assessment revenues generated from each benefit zone will be spent solely within that zone.
The map of the PBAD Overlay Zone boundary and the two benefit zones is shown on the following
page.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 8 of 17
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 9 of 17
Methodology
Article XIIID Section 4(a) of the State Constitution states that "The proportionate special benefit
derived by each identified parcel shall be determined in relationship to the entirety of the capital
cost of the public improvement, the maintenance and operation expenses of a public
improvement, or the cost of the property related service being provided."
Determining the proportionate special benefit among the parcels of real property within the
proposed PBAD Overlay Zone which benefit from the proposed improvements, services, and
activities is the result of a four -step process:
1. Defining the proposed activities,
2. Determining which parcels specially benefit from the proposed activities,
3. Determining the amount of special benefit each parcel receives,
4. Determining the proportional special benefit a parcel receives in relation to the amount of
special benefit all other parcels in the PBAD Overlay Zone receive.
Each identified parcel within the PBAD Overlay Zone will be assessed based upon each parcel's
unique characteristics in relationship to all other specially benefitted parcels' characteristics. Due
to the proportionate special benefits received by each parcel from the PBAD Overlay Zone
services, each parcel will be assessed a rate which is commensurate with the amount of special
benefits received.
Special Benefit Factor
The amount of special benefit a parcel receives is a function of each parcel's linear street frontage.
The proportional special benefit for an individual parcel is determined by calculating the ratio of
each parcel's linear street frontage in relation to the total linear street frontage of all parcels in the
PBAD Overlay Zone boundary.
Linear Street frontage is relevant to the amount of benefit each assessed parcel receives from
the PBAD Overlay Zone activities that are delivered at the street level. This reflects the fact that
services on the street will have the greatest benefit to properties in relationship to their exposure
on the streets. That is to say that the more linear frontage a parcel has, the more benefit it will
receive from the services. Linear street frontage is defined as the number of linear feet of each
parcel that directly fronts on a street that will receive the PBAD Overlay Zone activities.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 10 of 17
State Law, Proposition 218, and judicial opinions require that assessments be levied according
to the estimated special benefit each assessed parcel receives from the activities and
improvements. Article XIIID Section 4(a) of the California Constitution in part states that "only
special benefits are assessable," which requires that we separate the general benefits, if any,
from the special benefits provided by the proposed activities and improvements.
As of January 1, 2015, the State Legislature amended the State Law to clarify and define both
special benefit and general benefit as they relate to the improvements and activities provided.
Specifically, the amendment (Section 36615.5 of the Streets and Highways Code) defines special
benefit as follows: "'Special benefit' means, for purposes of a property -based district, a particular
and distinct benefit over and above general benefits conferred on real property located in a district
or to the public at large. Special benefit includes incidental or collateral effects that arise from the
improvements, maintenance, or activities of property -based districts even if those incidental or
collateral effects benefit property or persons not assessed."
In addition, the amendment (Section 36609.5 of the Streets and Highways Code) defines general
benefit as follows: "'General benefit' means, for purposes of a property -based district, any benefit
that is not a 'special benefit' as defined in Section 36615.5."
Furthermore, the amendment (Section 36601(h)(2)) states: "Activities undertaken for the purpose
of conferring special benefits upon property to be assessed inherently produce incidental or
collateral effects that benefit property or persons not assessed. Therefore, for special benefits to
exist as a separate and distinct category from general benefits, the incidental or collateral effects
of those special benefits are inherently part of those special benefits. The mere fact that special
benefits produce incidental or collateral effects that benefit property or persons not assessed does
not convert any portion of those special benefits or their incidental or collateral effects into general
benefits."
Special Benefit Analysis
All special benefits derived from the assessments outlined in this Report are for property- related
activities that are specifically intended for and directly benefiting each individual assessed parcel
in the PBAD Overlay Zone. The special benefit must affect the individual assessable parcel in a
way that is particular and distinct from its effect on other parcels and that real property in general
and the public at large do not share. No parcel's assessment shall be greater than the special
benefits received.
Streets and Highways Code Section 36601(e) states that "Property and business improvement
districts formed throughout this state have conferred special benefits upon properties and
businesses within their districts and have made those properties and businesses more useful by
providing the following benefits: (1) Crime reduction. A study by the Rand Corporation has
confirmed a 12- percent reduction in the incidence of robbery and an 8- percent reduction in the
total incidence of violent crimes within the 30 districts studied. (2) Job creation. (3) Business
attraction. (4) Business retention. (5) Economic growth. (6) New investments."
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 11 of 17
The PBAD Overlay Zone's goal is to fund activities and improvements to provide a higher level of
clean and safe activities than what is currently provided to parcels on Colorado Avenue between
Ocean Avenue and 71h Court. The enhanced level of clean and safe activities are necessary with
the expected additional pedestrian traffic on Colorado Avenue once the Los Angeles Metro Rail
Expo Line is extended to Santa Monica with a station at Colorado and 5'h Court. The increased
pedestrian traffic will require additional Ambassador services as well as enhanced maintenance
services to keep the public rights -of -way and sidewalks clear of debris and trash. In addition, the
new Esplanade improvements along Colorado and west of 5`h Court will require additional
maintenance services than what is currently being provided. Each assessed parcel within the
PBAD Overlay Zone will specially benefit from the enhanced activities by keeping each parcel
cleaner and safer.
Each parcel will benefit from:
• Cleaner sidewalks, streets and common areas
• Real and perceived public safety improvements
• Greater pedestrian traffic
• Enhanced rental incomes
• Improved business climate
• New business and investment
• Well managed programs and services
Specifically, each parcel benefits from each of the PBAD Overlay Zone activities as defined below.
Safety
The enhanced safety activities make the area more attractive for businesses, customers, and
residents, and ultimately private investment. When business location decisions are made, "lower
levels of public safety lead to increased uncertainty in decision making and can be perceived as
a signal of a socio - institutional environment unfavorable for investment." Uncertainty affects the
investment environment in general. But in particular, it increases the fear of physical damage to
investment assets (or to people) or their returns... Almost universally, places with lower crime
rates are perceived as more desirable."' Once economic investment occurs within the benefit
zones, pedestrian traffic and commercial activity will increase. The special benefit to assessed
parcels from these services is the likelihood of increased lease rates and tenant occupancy due
to the increase of commercial activity and an increase in customers that follow from having a safer
environment.
Maintenance
The enhanced maintenance activities benefit each assessed parcel within the PBAD Overlay
Zone by providing a cleaner environment. This is achieved through sidewalk sweeping and power
washing, removing litter and graffiti, and trash removal. These activities are provided to the public
rights -of -way adjacent to each assessed parcel, thus protecting the capital investment of each
assessed parcel in addition to maintaining the new Esplanade improvements west of 5th.
9 "Accelerating economic growth and vitality through smarter public safety management" IBM Global Business
Services Executive Report, September 2012, pg. 2
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 12 of 17
Special Benefit Conclusion
Based on the special benefits each assessed parcel receives from the PBAD Overlay Zone
activities we concluded that each of the proposed activities provides special benefits to the real
property within the PBAD Overlay Zone and that each parcel's assessment is in direct relationship
to and no greater than the special benefits received.
The special benefit to parcels from the proposed PBAD Overlay Zone activities and improvements
described in this Report are equal to or exceeds the total amount of the proposed assessment.
Each individual assessed parcel's assessment is no greater than the special benefit it receives
from the PBAD Overlay Zone activities.
General Benefit Analysis
As required by the State Constitution Article XIIID Section 4(a), the general benefits of an
assessment district must be quantified and separated out so that the cost of the activities that are
attributed to general benefit are deducted from the cost assessed against each specially
benefitted parcel. General benefits are benefits from the PBAD Overlay Zone activities and
improvements that are not special in nature, are not "particular and distinct" and are not over and
above the benefits that other parcels receive. This analysis will evaluate and determine the level
of general benefits that (1) parcels outside of the PBAD Overlay Zone, and (2) the public at large
may receive.
General Benefit to Parcels Outside of the PBAD Overlay Zone
All the PBAD Overlay Zone activities and improvements are provided solely to each of the
individual assessed parcels in the PBAD Overlay Zone boundary. Each of the enhanced activities
is provided to the public rights -of -way (streets, sidewalks) adjacent to all specially benefitted
parcels in the PBAD Overlay Zone. In the case of the PBAD Overlay Zone the surrounding
parcels currently receive the base level of activities from the Downtown PBAD. However, due to
the location of the Esplanade and the Metro Rail Expo Line station the parcels fronting Colorado
Avenue require an enhanced level of activities above and beyond what they are currently
receiving from the existing PBAD. None of the parcels, except for one (see discussion below)
outside of the PBAD Overlay Zone will receive the enhanced activities. Any benefits these parcels
may receive are incidental to providing special benefits to the assessed parcels, and thus any
cost associated to the incidental benefits are not reduced from the cost of providing special
benefit.
There is one parcel on Colorado Avenue, the Big Blue Bus maintenance center, which is not
included in the PBAD Overlay Zone and is outside the boundaries of the Downtown PBAD. This
parcel is primarily used as a public bus maintenance center and bus parking. It is only for bus
vehicles and employees and not intended for public access. Its use is not commerce driven and
is not consistent with other uses in the PBAD Overlay Zone. The City, however, will contract with
DTSM to receive these enhanced activities and shall pay this parcel's equivalent assessment had
this parcel been included within the assessment area. Each parcel east of 511 Court within the
PBAD Overlay Zone is being assessed $61.939 per linear foot along Colorado Avenue. The Blue
Bus parcel has 318 linear feet along Colorado so shall by contract pay $19,696 ($61.939 x 318)
to receive the enhanced activities.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 13 of 17
General Benefit to the Public At Large
In addition to the general benefit analysis to the parcels outside of the PBAD Overlay Zone
boundary, we also quantify the general benefits to the public at large, i.e., those people that are
either in the PBAD Overlay Zone boundary and not specially benefitted from the activities or
people outside of the PBAD Overlay Zone boundary that may benefit from the PBAD Overlay
Zone activities. In the case of the PBAD Overlay Zone the public at large are those people that
are within the PBAD Overlay Zone boundary that do not pay an assessment and do not specially
benefit from the PBAD Overlay Zone activities.
To calculate the general benefit the public at large may receive we determine the percentage of
each PBAD Overlay Zone activity budget that may benefit the general public. In this case, the
Safety activities may generally benefit the public as the general public may appreciate the
enhanced level of security and ambassador activities as it passes through the PBAD Overlay
Zone. The Maintenance activities are tailored to benefit the physical characteristics of the parcels,
buildings and sidewalks of each parcel and are not intended to benefit the general public. If there
are any public benefits, they are incidental and collateral to providing special benefits to the
assessed parcels.
The table below shows the budget for the Safety program and its respective percentage of the
total PBAD Overlay Zone budget. We then apply a Relative Benefit factor to this activity. The
relative benefit factor, is a basic unit of measure that compares the benefit the general public
receives compared to the public that specially benefits (employees, tenants, customers) from
each activity. Since the specially benefitted public receives 100% of the activities it is assigned a
relative benefit factor of 1.0 for the Safety activity, and the general public is assigned a relative
benefit factor of 0.50. This takes into consideration the expected increase in pedestrian traffic
once the Metro light rail station is open that may travel outside of the PBAD Overlay Zone
boundary. The additional pedestrian activity will require a higher level of Safety activities to keep
the PBAD Overlay Zone consistently safe.
The relative benefit factor is then multiplied by the PBAD Overlay Zone activity's budget
percentage to determine the general benefit. The following table illustrates this calculation.
This analysis indicates that approximately 25% of Safety activities may be attributed to general
benefit to the public at large, equaling a total of $46,073 that must be raised from sources other
than special assessments.
General Benefit Conclusion
Using the sum of the two measures of general benefit described above we find that $65,770
($19,696 for Big Blue Bus and $46,073 for public at large) may be general in nature and will be
funded from sources other than special assessments.
A
B
C
D
E
PBAD Overlay
Budget
% of
General Benefit
General Benefit
General Benefit
Zone Activity
Amount
Budget
Factor
Percent (B x C)
Allocation (A x D)
Safety
$181,500
50.77%
0.50
25.38%
$46,073
This analysis indicates that approximately 25% of Safety activities may be attributed to general
benefit to the public at large, equaling a total of $46,073 that must be raised from sources other
than special assessments.
General Benefit Conclusion
Using the sum of the two measures of general benefit described above we find that $65,770
($19,696 for Big Blue Bus and $46,073 for public at large) may be general in nature and will be
funded from sources other than special assessments.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 14 of 17
2016 Operating Budget
The PBAD Overlay Zone's operating budget takes into consideration:
The improvements and activities needed to provide special benefits to each individual
parcel within the PBAD Overlay Zone boundary (Section B),
The parcels that specially benefit from said improvements and activities (Section C), and
The costs associated with the special and general benefits conferred (Section E).
EXPENDITURES
Budget
Administration
106%
TOTAL
BUDGET
% of
Budget
Maintenance
$160,000
$16,000
$176,000
49.2%
Safety & Hospitality
$165,000
$16,500
$181,500
50.8%
Total Expenditures
$325,000
$357,500
100.00%
REVENUES
Assessment Revenues
$291,730
81.6%
Other Revenues(')
$65,770
18.4%
L. Total Revenues
$357,500
100.00%
(1) Other non - assessment funding to cover the cost associated with general benefit.
Budget Notations
The annual budget may increase no more than 5% per year consistent with the
increase in consumer price index (CPI) and increases in program costs. The
determination of annual budget adjustments and assessment rates will be subject to
the review and approval of the board of Downtown Santa Monica Inc. and the City
Council.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 15 of 17
As previously discussed in Section B, the PBAD Overlay Zone is segregated into two benefit
zones based upon each zone's demand for services and improvements and the benefits received.
The table below summarizes the assessable linear frontage within each benefit zone:
Variable
West of 6t4
Court
East of Stn "
Court
Linear Footage
2,925
1,128
Calculation of Assessments
Based on the special benefit factors, assessable linear frontage and the proposed budget, all of
which are discussed above, the first year's maximum annual assessment rate for each parcel
follows:
Benefit Zone
Assessment Rate per 'r
Linear Foot
East of 51^ Court
$61.939
West of 51 Court
$82.585
The following example illustrates how the preceding rates are applied to parcels in both benefit
zones.
Benefit Zone
Fronta a
Rate
Annual Assessment
East of 51h Court
150
$61.939
$9,290.78
West of 511 Court
150
$82.585
$12,387.71
The assessment calculation is the same for every parcel in the PBAD Overlay Zone.
Government Assessments
The PBAD Overlay Zone will provide all the improvements and activities to the City of Santa
Monica and any other government -owned parcels within the PBAD Overlay Zone. All publicly -
owned parcels will pay their proportional share of costs based on the special benefits conferred
to those individual parcels. The special benefit to government assessed parcels from these
services is an increased likelihood of attracting and retaining employees that follow from having
a cleaner and safer area. Publicly -owned parcels will receive special benefit in the form of
increased use of the public facilities, increased attraction and retention of employees, which
directly relates to fulfilling their public service mission. Article XIII D of the California Constitution
was added in November of 1996 to provide for these assessments. It specifically states in Section
4(a) that "Parcels within a district that are owned or used by any agency ... shall not be exempt
from assessment unless the agency can demonstrate by clear and convincing evidence that those
publicly owned parcels in fact receive no special benefit."
Colorado Avenue PBAD Overlay Zone March 2015
Engineers Report Page 16 of 17
Maximum Annual Assessment Adjustments
The annual budget may increase no more than 5% per year consistent with the increase in
consumer price index (CPI) and increases in program costs. The maximum assessment for each
year of the PBAD Overlay Zone, based on a maximum 5% annual increase of the budget over
the prior year, is shown in the following table.
Budget Adjustment
Any annual budget surplus or deficit will be rolled into the following year's budget. The budget will
be set accordingly, within the constraints of the management plan to adjust for surpluses or
deficits that are carried forward.
Future Development
Based on new development in the PBAD Overlay Zone, the amount of assessable square footage
in the PBAD Overlay Zone may change over time. These changes could modify the total square
footage assessed for affected parcels. Therefore, in future years, the assessments levied against
PBAD Overlay Zone parcels may change in accordance with the assessment methodology
formula and rates in the Management District Plan and Engineer's Report. Changes to the
assessment formula would require the approval of an amendment to the Management Plan.
East of 5th Court
West of 5th Court
Year
$61.94
$82.58
Year 2
$65.04
$86.71
Year 3
$68.29
$91.04
Year 4
$71.70
$95.60
Year 5
$75.29
$100.38
Year 6
$79.05
$105.40
Year 7
$83.01
$110.67
Year 8
$87.16
$116.20
Year
$91.51
$122.01
Year 10
$96.09
$128.11
Year 11
$100.89
$134.51
Year 12
$105.94
$141.24
Year 13
$111.24
$148.30
Budget Adjustment
Any annual budget surplus or deficit will be rolled into the following year's budget. The budget will
be set accordingly, within the constraints of the management plan to adjust for surpluses or
deficits that are carried forward.
Future Development
Based on new development in the PBAD Overlay Zone, the amount of assessable square footage
in the PBAD Overlay Zone may change over time. These changes could modify the total square
footage assessed for affected parcels. Therefore, in future years, the assessments levied against
PBAD Overlay Zone parcels may change in accordance with the assessment methodology
formula and rates in the Management District Plan and Engineer's Report. Changes to the
assessment formula would require the approval of an amendment to the Management Plan.
Colorado Avenue PBAD Overlay Zone March 2015
Engineer's Report Page 17 of 17
The total assessment amount for FY 2015 -16 is $291,730 apportioned to each individual
assessed parcel, as follows.
APN
Owner Name
Site Address
Parcei Assmt
4291025011
1550 5TH STREET LLC
1554 5TH ST
$12,387.00
4291023009
500 POUNDS OF DOG INC
631 COLORADO AVE
$9,291.00
4291024030
501 COLORADO INVESTORS LLC
501 COLORADO AVE
$12,387.00
4290010002
528 COLORADO LLC
528 COLORADO AVE
$2,601.48
4290010001
532 COLORADO AVENUE LLC
532 COLORADO AVE
$2,601.48
4291023010
601 COLORADO NMS LLC
609 COLORADO AVE
$9,291.00
4291024014
BCP 525 COLORADO LLC
525 COLORADO AVE
$9,291.00
4291022021
CHENOWETH, CHARLOTTE H TRUST
1557 7TH ST
$4,645.50
4290011900
EXPOSITION METRO LINE
402 COLORADO AVE
$4,129.00
4291026917
CITY OF SANTA MONICA
215 COLORADO AVE
$26,012.70
4290010024
COMMUNITY CORP OF SANTA MONICA
502 COLORADO AVE
$6,771.56
4290011907
CITY OF SANTA MONICA
430 COLORADO AVE
$22,296.60
4290015026
FELCOR JPM HOSPITALITY SPE LLC
120 COLORADO AVE
$41,702.90
4291025012
LLOYDS BANK CALIF
1555 4TH ST
$12,387.00
4291026026
MACERICH SMP LP
395 SANTA MONICA
$9,496.70
4291026023
MACERICH SMP LP LESSOR
315 COLORADO AVE
$22,544.34
4290010005
MCMAHAN, JACQUELINE ET AL TRUST
516 COLORADO AVE
$2,601.48
4291028017
PASEO DEL MAR GROUP LLC
1551 OCEAN AVE
$12,387.00
4291028026
RBE 1540 SECOND STREET LLC
1540 002 ST
$12,387.00
4291022012
ROBHANA INC
711 COLORADO AVE
$4,645.50
4290012003
SEARS ROEBUCK AND CO
302 COLORADO AVE
$46,657.70
4290010004
STEP UP ON COLORADO LP
520 COLORADO AVE
$2,601.48
4290010003
TMJ MEDICAL PROPERTIES LLC
524 COLORADO AVE
$2,601.48
TOTAL ASSESSMENT
$291,718 ;
Reference:
Resolution No. 10872
(CCS)
Resolution No. 10872
(CCS)