55B - RESO - WARNER ASSESSMENT DISTRICT

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ASSESSMENT DISTRICT NO. 2015 -01 (WARNER INDUSTRIAL COMMUNITY) an additional burden based on both sides of the parcel being counted. Due to the reasons above, utilizing this method is not recommended. 2. Traffic Generation. The amount of traffic generated by each parcel is a direct measure of the special benefit received. This can be determined in terms of trips per day (average daily traffic or ADT) using industry standard factors per acre based on the land use of the parcel. A drawback to this methodology is that the actual land use of each parcel is difficult to determine and may change in the future, which is important since the bond term is anticipated to be up to 20 years. ADT does not characterize the spatial patterns of demand either. Based on the City's general plan, this area is typically industrial and /or commercial; and the ADT factors that can be utilized are typically based on employees and /or customers for industrial and commercial land use. Accurate employee counts can be generated from acreage only if specific industrial or commercial land use categories are known. Since a warehouse would generate 'far fewer trips than a manufacturing or retail -type use this poses potential problems (due to inequities) in determining the appropriate assessment. Due to the reasons above, utilizing this method is not recommended. Parcel Area. The size of a parcel (in square feet or acres) is a direct measure of current and future development capacity of each parcel and its corresponding special benefit received from street improvements. This methodology works well when there is a large diversity of parcel sizes, shapes and frontage within a specific area. The more a property can be developed, the more it specially benefits from the proposed improvements. There is a direct correlation between the size of a property and the extent to which a property may be utilized, because parcel size is one of the main limiting factors on what can be built on a specific parcel. Appendix C represents the area of each parcel within the Assessment District boundary. 4. Length of Travel Footage. The length of travel footage is defined as the length from the farthest access point of the property to the nearest major thoroughfare. The length of travel footage method is a direct measure of the actual utilization of the street improvements by each parcel and its corresponding special benefit derived from the street improvements. Appendix D represents each parcel's distance to nearest outlet on a major thoroughfare. Recommended Direct and Special Benefit Methodology Spreads For the purpose of assessing the special benefits to each parcel In the Assessment District, a combination of two components of special benefit have been identified to quantify the value of the Improvements to be received by each parcel in the District. The first component of special benefit is based on the parcel acreage and the second is length of travel along the roads to be improved by the projects this assessment is funding. 18 55B -36