Laserfiche WebLink
2 <br />Background <br />The Downtown San Leandro Community Benefit District (“CBD”) is a property-basedspecialassessmentdistrict <br />beingestablishedinSanLeandropursuantto SanLeandroCommunityBenefitDistrictOrdinance,Title2,Chapter2- <br />20oftheSanLeandroMunicipalCode modeledafterSection36600 etseq.oftheCaliforniaStreetsandHighways <br />Code, known as the Property and Business Improvement District Law of 1994 (the “Act”). To satisfy the <br />constitutionalrequirementsforassessmentsonpropertyimposedbyProposition218,thecostsoftheservices, <br />activitiesandimprovementsinthedistricttobefundedbyassessments("districtprograms")aretobedistributed <br />amongstalltheidentifiedpropertiesbasedontheproportionalbenefiteachparcelisexpectedtoderivefromthe <br />districtprograms.WithintheAct,Proposition218andtheProposition218OmnibusImplementationAct,frequent <br />references are made to the relative “special benefit” received from the district programs versus the amount of the <br />assessmentlevied,whichincorporatetheconceptsof"nexus"and"proportionality"thatarerequiredtolevy <br />assessmentsonpropertywithinaspecialassessmentdistrict."Nexus"requiresthatonlythosepropertiesexpectedto <br />derivespecialbenefits fromthedistrictprogramsmaybeassessed."Proportionality"requiresthat,foreachassessed <br />property, the assessment be only in an amount proportional to that parcel’s share of the reasonable costs of providing <br />therelativespecialbenefitsexpectedto beconferredonthatparcel. <br />ThemethodusedtodeterminespecialbenefitsderivedbyeachidentifiedpropertywithinaCBDbeginswiththe <br />selectionofasuitableandtangiblebasicbenefitunit.Forpropertyrelatedservices,suchasthoseproposedin the <br />DowntownSanLeandroCBD,thebenefitunitmaybemeasuredinlinearfeetofprimarystreetfrontageorparcelsize <br />insquarefeetorbuildingsizeinsquarefeetornumberofbuildingfloorsorproximitytomajorcorridorsinaverage <br />linearfeet,oranycombinationofthesefactors.Quantitytakeoffsforeachparcelarethenmeasuredorotherwise <br />ascertained.Fromthesefigures,theamountofbenefitunitstobeassignedtoeachpropertycanbecalculated.Special <br />circumstancessuchasuniquegeography,landuses,developmentconstraintsetc.arecarefullyreviewedrelativeto <br />specificprogramsandimprovementstobefundedbytheCBDinordertodetermineanylevelsofdiminishedbenefit <br />whichmayapplyonaparcel-by-parcelorcategoricalbasis. <br />Basedonthefactorsdescribedabovesuchasgeographyandnatureofprogramsandactivitiesproposed,an <br />assessmentformulaisdevelopedwhichisderivedfromasingularorcompositebasicbenefitunitfactororfactors. <br />Withintheassessmentformula,different factors may be assigned different “weights” or percentage of values based <br />ontheirrelationshiptoprograms/servicestobefunded. <br />Next,allprogramandactivitycosts,includingincidentalcosts,Districtadministrationandancillaryprogramcosts, <br />areestimated.Itisnoted,asstipulatedinProposition218,andnowrequiredofallpropertybasedassessment <br />Districts,indirectorgeneralbenefitsmaynotbeincorporatedintotheassessmentformulaandleviedontheDistrict <br />properties;onlydirector “special” benefits and costs may be considered. Indirect or general benefit costs, if any,