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13 access, but do not receive extension of outdoor areas nor the special benefit of parcel creation. Since these adjacent properties only receive a 3 of the 5 major special benefits, a 60% factor is applied. Total General Benefit to Properties Outside of the District = 1.9% Assumptions 11 parcels outside and adjacent to the District 344 parcels in the Maintenance District Calculation General Benefit to Property outside the Improvement District = (11 / (11 + 344)) * 60% = 1 .9 % Although it can reasonably be argued that Improvements inside, but near the Maintenance District boundaries are offset by similar landscape improvements provided outside, we use the more generous approach of finding that 1.9% of the Improvements may be of benefit to property outside of the Maintenance District. Benefit to Property Inside the District that is Indirect and Derivative = 0.0% The "indirect and derivative" benefit to property within the Maintenance District is particularly difficult to calculate. A solid argument can be presented that all benefit within the Maintenance District is special because the Improvements are clearly "over and above" and "particular and distinct" when compared with the unique proximity, access and views of the Improvements enjoyed by benefiting properties in the Maintenance District. Nevertheless, the SVTA decision indicates that there may be general benefit "conferred on real property located in the district." A measure of the general benefits to property within the Maintenance District is the percentage of land area within the Maintenance District that is publicly owned, open to the public, and used for regional purposes such as major roads, rail lines, hospitals, and other regional facilities because such properties, while physically within the Maintenance District, are used for regional purposes and could provide indirect benefits to the public at large. In this case, essentially 0% of the land area is used for such regional purposes. Benefit to the Public at Large = 10% The general benefit to the public at large can be estimated by the proportionate amount of time that the Maintenance District's public landscaped areas and facilities are used and enjoyed by individuals who are not residents, employees, customers, or property owners in the Assessment Area. Based on surveys and research in which visitors to similar landscape, open space and parks, at various times of the day, evening, and week, were asked to look at a District map and to identify whether they lived or worked within the City, less than 5% of the use of City of Pleasanton Landscape Maintenance District No 1984-1, Ponderosa Engineer's Report, Fiscal Year 2021-22