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13 <br /> with Interstate 680 to the east, Arroyo de la Laguna to the west, and Bernal <br /> Avenue to the south, it was concluded that there are no proximate parcels that <br /> could be identified as receiving any special benefit from the Maintenance District <br /> Improvements. <br /> If any parcels were proximate to the Windsor development, and if it was identified <br /> that those parcels receive some special benefit from the improvements, those <br /> benefits would likely be improved views, proximity and/or access, but would not <br /> receive extension of outdoor areas nor the special benefit of parcel creation. <br /> Since those adjacent properties would only receive a 3 of the 5 major special <br /> benefits, a 60% factor would be applied. <br /> Total General Benefit to Properties Outside of the District = 0.0% <br /> Assumptions <br /> 0 parcels outside and adjacent to the District <br /> 90 parcels in the Maintenance District <br /> Calculation <br /> General Benefit to Property outside the Improvement District = <br /> (0 / (0 + 90)) * 60% = 0.0 % <br /> Benefit to Property Inside the District that is Indirect and Derivative = 0.0% <br /> The "indirect and derivative" benefit to property within the Maintenance District is <br /> particularly difficult to calculate. A solid argument can be presented that all <br /> benefit within the Maintenance District is special because the Improvements are <br /> clearly "over and above" and "particular and distinct" when compared with the <br /> unique proximity, access and views of the Improvements enjoyed by benefiting <br /> properties in the Maintenance District. <br /> Nevertheless, the SVTA decision indicates that there may be general benefit <br /> "conferred on real property located in the district." A measure of the general <br /> benefits to property within the Maintenance District is the percentage of land area <br /> within the Maintenance District that is publicly owned, open to the public, and <br /> used for regional purposes such as major roads, rail lines, hospitals, and other <br /> regional facilities because such properties, while physically within the <br /> Maintenance District, are used for regional purposes and could provide indirect <br /> benefits to the public at large. In this case, essentially 0% of the land area is <br /> used for such regional purposes. <br /> Benefit to the Public at Large = 10% <br /> The general benefit to the public at large can be estimated by the proportionate <br /> amount of time that the Maintenance District's public landscaped areas and <br /> facilities are used and enjoyed by individuals who are not residents, employees, <br /> customers, or property owners in the Assessment Area. Based on surveys and <br /> City of Pleasanton <br /> Landscape Maintenance District No. 1993-1, Windsor Engineer's Report, Fiscal Year 2021-22 <br />