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Home My WebLink About2015-11-10 - AGENDA REPORTS - DBAA 2015-1 FIVE KNOLLS (2)Agenda Item: 10 CITY OF SANTA CLARITA Q) AGENDA REPORT PUBLIC HEARINGS i, CITY MANAGER APPROVAL: 1 j=� DATE: November 10, 2015 SUBJECT: FORMATION OF DRAINAGE BENEFIT ASSESSMENT AREA NO. 2015-1 (FIVE KNOLLS) DEPARTMENT: Administrative Services PRESENTER: Darin Seegmiller RECOMMENDED ACTION City Council conduct a public hearing, and open and review ballots. If no majority protest exists, adopt a resolution approving the Engineer's Report for Drainage Benefit Assessment Area (DBAA) 2015-1, and authorize the annual levy and collection of the assessments within DBAA 2015-1, beginning Fiscal Year 2016-17. If a majority protest exists, no action will be required. BACKGROUND On April 25, 2006, the City Council approved the Keystone project, which is now referenced as Five Knolls. This Five Knolls project (Tentative Tract Map 60258) consists of 499 residential units. A revision to the project, including the Final Conditions of Approval, was approved by the Planning Commission on April 16, 2013. At their September 22, 2015, regular meeting, the City Council adopted a resolution of intent to form Drainage Benefit Assessment Area (DBAA) 2015-1 for the Five Knolls project and set tonight's public hearing. The improvements that will be maintained by this DBAA were a Condition of Approval for this development and provide a specific benefit to its residents. Conditions of Approval prepared by the City's Engineering Division requires that the property owner shall establish a homeowners association, or similar entity, to ensure the continued maintenance of any drainage improvements that are not eligible for transfer to the Los Angeles County Flood Control District for maintenance. Formation of a DBAA satisfies this requirement. As proposed, DBAA 2015-1 will be responsible for administering the maintenance, reporting, monitoring, inspection, storm -damage repair, and cleaning of storm -drain improvements, which consist of two (2) water -quality basins (extended detention basins) and one (1) bio swale required for Five Knolls. The Urban Storm Mitigation Plan (USMP) and the project mitigation measures outlined in the Environmental Impact Report require these devices to reduce the Page 1 PacketPg. 49 amount of pollutants in urban runoff prior to its discharge into the Santa Clara River. Regular maintenance is required in order for the basins to function correctly within the design parameters. The services necessary for the assessment district include, but are not limited to: 1) silt/debris removal, 2) landscape replacement, 3) replacement of pipe and gravel media as needed, 4) storm damage repair, and 5) annual review with a report and recommendations. The Engineer's Report contains the proposed boundaries of DBAA 2015-1, identifies the proposed facilities and services to be funded, determines the general and special benefits received by properties, and outlines the methodology to apportion the annual assessments. All parcels were established concurrently to the conditions set forth for the continued maintenance of landscape and infrastructure improvements, and as a result, each parcel within DBAA 2015-1 receives a special and distinct benefit from these improvements. In addition to the special benefits received by the parcels, the Assessment Engineer has determined a general benefit is also conferred by the proposed improvements. The general benefit is associated with runoff from public streets within the development. Specifically, 6.13% of the total benefit derived by the drainage improvements is considered a "general benefit" to the public at large. If this DBAA is formed, an annual City contribution of $6,386 separate from revenues generated by DBAA 2015-1 will be required to support the general benefits conferred by these improvements beginning in Fiscal Year 2016-17. The maximum annual assessment to maintain the improvements associated with DBAA 2015-1 will be $97,717.79. The development has been divided into two zones based on the benefit received from the proposed improvements. Based on the total number of single and multi -family units approved for construction, the annual assessment in Zone A will be $200.50 per EDU (Equivalent Dwelling Unit), while the annual assessment in Zone B will be $146.10 per EDU. Parcels designated as single-family residences are assessed at the rate of one (1) EDU, while those designated as multi -family residential (including detached condominiums) are assessed at a rate of .75 EDU. The maximum assessment rate will adjust each year based on the annual change in the Consumer Price Index, all Urban Consumers, for the Los Angeles Riverside -Orange County Area ("CPI"). The actual assessment levied in any fiscal year will be approved by the City Council and may not exceed the maximum assessment rate. The City will begin levying properties commencing in Fiscal Year 2016-17. ALTERNATIVE ACTION 1. Do not form DBAA 2015-1 (Five Knolls). 2. Other direction as determined by the City Council. FISCAL IMPACT All expenses associated with the creation of this Drainage Benefit Assessment Area will be borne by the developer. If this DBAA is formed, an annual contribution of $6,386 beginning in Page 2 Packet Pg. 50 Fiscal Year 2016-17 will be required to fund the General Benefits conferred by these improvements on the public at large. ATTACHMENTS Public Hearing Notice DBAA 2015-1 Five Knolls Public Hearing Resolution DBAA 2015-1 (Five Knolls) Engineer's Report DBAA 2015-1 (Five Knolls) (available in City Clerk's Reading File) Page 3 Packet Pg. 51 10.a CITY OF SANTA CLARITA N r NOTICE OF PUBLIC HEARING $ 0 z NOTICE IS HEREBY GIVEN: W W A Public Hearing will be held before the City Council of the City of Santa Clarita in the City Hall ¢ Council Chambers, 23920 Valencia Boulevard, first floor, Santa Clarita, California, on the 10th day of w November 2015, at or after 6:00 p.m., to consider annexation of parcels within Tract 60258 into City of g Santa Clarita Drainage Benefit Assessment Area No. 2015-1, as described in the Assessment Engineer's N Report and pursuant to the Benefit Assessment Act of 1982 , being Article 4 of Chapter 6.4 of the Government Code and in accordance with Article XIIID of the California Constitution and the Proposition N 218 Omnibus Implementation Act of the State of California. Proponents, opponents, and any interested F persons may appear and be heard on this matter at that time. w Further information may be obtained by contacting the Administrative Services Department, 23920 Valencia Boulevard, Santa Clarita, CA 91355; (661) 290-2202, Darin Seegmiller, Project Development Coordinator. If you wish to challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council, at, or prior to, the public hearing. Dated: October 22, 2015 Kevin Tonoian City Clerk Publish Date: October 28, 2015 Packet Pg. 52 10.b RESOLUTION NO. 15- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DECLARING THE RESULTS OF THE ASSESSMENT BALLOT TABULATION, APPROVING THE FORMATION OF DRAINAGE BENEFIT ASSESSMENT AREA 2015-1 (FIVE KNOLLS), AND APPROVING AND CONFIRMING THE LEVY OF ASSESSMENTS FOR SAID DISTRICT WHEREAS, on September 22, 2015, the City Council of the City of Santa Clarita (the "City") initiated proceedings to form an assessment district (the "District) pursuant to the provisions of the `Benefit Assessment Act of 1982," being Article 4 of Chapter 6.4 of the Government Code (commencing with Section 54703) (the "Act") and in accordance with Article XIIID of the California Constitution and the Proposition 218 Omnibus Implementation Act (commencing with Section 53750 of the California Government Code) (collectively referred to as the "Assessment Law") to fund the cost of maintenance and operation of two (2) water quality basins (extended detention basins) and one (1) bio swale required for Five Knolls Tract No. 60258; WHEREAS, the boundaries of the proposed District shall be set forth in the Assessment Diagram as shown on the map presented to this Council and on file with the City Clerk and incorporated herein by reference; WHEREAS, the title of the proposed District shall be "Drainage Benefit Assessment Area No. 2015-1 (Five Knolls)"; 00 co WHEREAS, on September 22, 2015, the City approved a report prepared by the Assessment Engineer, Harris & Associates, (the "Engineer's Report") regarding the proposed District and appointed a time and place for a public hearing on the formation of the proposed District and on said report; WHEREAS, following notice duly given in accordance with the law, the City Council held a full and fair public hearing at the time and place appointed therefore regarding the proposed formation of the District, the proposed levy of the assessments, and the Engineer's Report; WHEREAS, the City Council considered all oral and written statements, protests, and communications made or filed by any interested persons; and WHEREAS, following the conclusion of the public hearing, assessment ballots received by the City were tabulated by the City Clerk, and a majority protest did not exist. NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as follows: SECTION 1. Recitals: That the above recitals are all true and correct. Packet Pg. 53 10.b SECTION 2. Procedures. The City Council hereby finds and determines that the procedures for the consideration of the formation of the District have been undertaken in accordance with the Assessment Law. SECTION 3. Assessment Ballot Procedures. Assessment ballots were mailed as required by Assessment Law to the record owners of all properties within the District which are proposed to be assessed. The assessment ballots that were completed and received by the City Clerk prior to the close of the public Hearing have been tabulated in accordance with the procedures established by Assessment Law and the City Council, and the results of such tabulation have been submitted to the City Council. The City Council hereby finds that the assessment ballots submitted in favor of the levy of assessments, as weighted in accordance with Assessment Law, exceed the assessment ballots submitted in opposition to such levy, also as weighted in accordance with Assessment Law, therefore no majority protest to the formation of the District has been found to exist. SECTION 4. Formation of District. The City Council hereby orders the Formation of Drainage Benefit Assessment District No. 2015-1 (Five Knolls). SECTION 5. Determination and Confirmation. Based upon the Assessment Engineer's Report and the testimony and other evidence presented at the Public Hearing, the City Council hereby makes the following determinations regarding the assessments for Fiscal Year 2016-17 U. 0 and the maximum annual assessments proposed to be imposed to pay for the estimated costs of the maintenance and operation of the improvements to ultimately be maintained upon the 0001 completion and acceptance thereof: a. The proportionate special benefit derived by each parcel assessed has been determined in relationship to the entirety of the estimated cost of the operations and maintenance expenses. b. The assessments do not exceed the reasonable cost of the proportional special benefit conferred on each parcel. Only the special benefits have been assessed. The assessments for the District contained in the Assessment Engineer's Report for Fiscal Year 2016-17 are hereby confirmed. Subsequent annual assessments in amounts not to exceed the maximum annual assessment of the estimated costs of the maintenance of all of the improvements to ultimately be maintained upon the completion and acceptance thereof, as set forth in the Assessment Engineer's Report, may be subsequently confirmed and levied without further assessment ballot proceedings pursuant to the Assessment Law. Each fiscal year after the base year (Fiscal Year 2016-17), the maximum assessments shall be increased by the Consumer Price Index (CPI) for All Urban Consumers for the Los Angeles -Riverside -Orange County Area without further compliance with the assessment ballot procedures required under the Assessment Law. Packet Pg. 54 10.b SECTION 6. Ordering of Maintenance. The public interest and convenience requires, and this legislative body does hereby order the maintenance of work to be made and performed, as said maintenance work is set forth in the Assessment Engineer's Report. SECTION 7. Filing with Secretary. The above referenced diagram and assessment shall be filed in the Special Districts' office. Said diagram and assessment, and the certified copy thereof, shall be open for public inspection. SECTION 8. Setting up Special Account. A special account is hereby established to be called the "Drainage Benefit Assessment District 2015-1 (Five Knolls) Account" into which all monies collected in connection with the District shall be placed and used in accordance with the provisions of this resolution, the Assessment Engineer's Report and the law. This Account will be added to a list of accounts in the DBAA Fund, Fund 351. Assessments related to the improvements and maintenance thereof shall be deposited therein and used in accordance with the law. PASSED, APPROVED, AND ADOPTED this 10th day of November 2015. MAYOR W ATTEST: O LL 00V co M CITY CLERK r '- 'm 0 c DATE: w STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Kevin Tonoian, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 10th day of November 2015, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: CITY CLERK Packet Pg. 55 Engineer's Report For City of Santa Clarita Drainage Benefit Assessment Area No. 2015-1 (Five Knolls) Fiscal Year 2016-17 Submitted To: Santa Clarita, California Prepared By: Harris & Associates,. August 31, 2015 City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) ENGINEER'S REPORT Table of Contents Certifications..............................................................................1 Report........................................................................................ 2 Part A— Plans and Specifications..........................................4 Part B — Estimate of Cost......................................................5 Part C —Assessment Diagram...............................................7 Part D—Assessment Roll......................................................7 Part E — Method of Apportionment of Assessment..............7 Appendices A Assessment Diagram B Assessment Roll C Tentative Tract Map No. 60258 D Water Quality Plans for Tract 60258 City of Santa Clarita August 31, 2015 DEAA No. 2015-1 (Five Knolls) Page 1 ENGINEER'S REPORT CITY OF SANTA CLARITA DRAINAGE BENEFIT ASSESSMENT AREA (DBAA) NO. 2015-1 (FIVE KNOLLS) The undersigned respectfully submits the enclosed report as directed by the City Council. DATED: August 31, 2015 44 BY: K. Dennis Klin elhofer, P.E. iCWOW2n55 R.C.E. No. 50255 I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and Assessment Diagram thereto attached, was filed with me on the day of 2015. Kevin Tononian, City Clerk, City of Santa Clarita Los Angeles County, California I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City of Santa Clarita, California, on the day of 2015. Kevin Tononian, City Clerk, City of Santa Clarita Los Angeles County, California M City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 2 CITY OF SANTA CLARITA FISCAL YEAR 2016-17 ENGINEER'S REPORT PREPARED PURSUANT TO THE PROVISIONS OF THE BENEFIT ASSESSMENT ACT OF 1982 ARTICLE 4, CHAPTER 6.4 OF THE CALIFORNIA GOVERNMENT CODE Pursuant to Part 1, Division 2 of Title 5 of the Government of the State of California, and in accordance with the Resolution adopted by the City Council of the City of Santa Clarita State of California, in connection with the proceedings for: CITY OF SANTA CLARITA DRAINAGE BENEFIT ASSESSMENT AREA NO. 2015-1 (FIVE KNOLLS) Hereinafter referred to as the "Assessment District" or "District", I, K. Dennis Klingelhofer, P.E., the authorized representative of Harris & Associates, the duly appointed ENGINEER OF WORK, submit herewith the "Report" consisting of six (6) parts as follows: PART A PLANS AND SPECIFICATIONS Plans and specifications for the improvements are as set forth on the lists thereof, attached hereto, and are on file in the Office of the City Engineer and are incorporated herein by reference. PART B ESTIMATE OF COST An estimate of the costs of the proposed improvements, including incidental costs and expenses in connection therewith, is as set forth on the lists thereof, attached hereto, and are on file in the Office of the City Clerk and incorporated herein by reference. PART C ASSESSMENT DIAGRAM The Diagram of the Assessment District Boundaries showing the exterior boundaries of the Assessment District and the lines and dimensions of each lot or parcel of land within the Assessment District. City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 3 The lines and dimensions of each lot or parcel within the Assessment District are those lines and dimensions shown on the maps of the Assessor of the County of Los Angeles for the fiscal year to which this Report applies. The Assessor's maps and records are incorporated by reference herein and made part of this Report. PART D ASSESSMENT ROLL An assessment of the estimated cost of the improvements on each benefited lot or parcel of land within the Assessment District. PART E METHOD OF ASSESSMENT The method of apportionment of assessments, indicating the proposed assessment of the net amount of the costs and expenses of the improvements to be assessed upon the several lots and parcels of land within the Assessment District, in proportion to the estimated benefits to be received by such lots and parcels. City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 4 PART A Plans and Specifications The proposed services involve the maintenance and operation of the two (2) water quality basin (extended detention basins) and one (1) bio swale required for Five Knolls Tract No. 60258 by the Urban Storm Mitigation Plan (USMP) and the project mitigation measures outlined in the Environmental Impact Report to reduce the amount of pollutants in urban runoff prior to its discharge into the Santa Clara River. The basins treat runoff from portions of the Five Knolls Development. The water quality basin is an extended dry detention basin with wetland that is vegetated and landscaped with native vegetation. Extended detention basins are basins whose outlets have been designed to detain the storm water runoff for some minimum time (e.g. 48 hours) to allow particles and associated pollutants to settle. Additionally, the basins have been designed to reduce the 2 -year peak flow from the post -development condition to the pre -development condition. The difference in the pre -and post -development Stormwater runoff generated by a 2 - year storm, and by a 0.75 -inch (first flush) storm, will be collected, detained, and treated in the basins, before it is released into the Santa Clara River. Regular maintenance is required in order for the basins to function correctly within the design parameters. The services necessary for the District include, but are not limited to, and may be generally described as: 1) silt/debris removal, 2) landscaping replacement, 3) replacement of piping and gravel media as needed, 4) storm damage repair, and 5) annual review with a report and recommendations. Plans and Specifications for the improvements for the District are voluminous and are not bound in this report, but by this reference are incorporated and made a part of this report. The plans and specification are on file at the City where they are available for public inspection. City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 5 PART B Estimate of Cost The Benefit Assessment Act of 1982 (hereinafter "the Act") provides that the estimated costs of the improvements shall include the total cost of the improvements, including incidentals, which may include reserves to operate the District until funds are transferred to the City from the County around December 10 of the next fiscal year. The Act also provides that the amount of any surplus, deficit or contribution be included in the estimated cost of improvements. The net amount to be assessed on the lots or parcels within each district is the total cost of maintenance and servicing with adjustments either positive or negative for reserves, surpluses, deficits, and/or contributions. The following table shows the estimated costs of improvements for the District. Estimate of Cost Description FY 2016-17 Cost Estimate Maintenance Costs: $39,296 Reporting/Consulting: Professional Reporting $5,000 Permits $1,000 Water Quality Testing $2,000 Engineers Report/Annual Assessment Calculation $2,500 Monitoring Salary $2,000 Personnel Costs $1,000 Supplies/Training $500 Administration $2,500 Reserves Operating Reserve (50%) $27,898 Annual Capital Replacement Reserve $20,410 Total Operation and Maintenance Cost $104,104 Contribution for General Benefit ($6,386) Total Amountto Assessment $97,718 City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 6 Annual Maintenance Quantities Item Unit Quantity Cost/Unit Cycle Cost/Yr Maintenance BMP inlet EA 38 $ 180.00 1 $ 6,840.00 6" PVC LF 377 $ 0.75 1 $ 282.75 8" PVC LF 8996 $ 0.75 1 $ 6,747.00 10" PVC LF 140 $ 0.75 1 $ 105.00 12" PVC LF 299 $ 0.75 1 $ 224.25 6" Perf Pipe LF 545 $ 0.75 1 $ 408.75 Cleanout EA 108 $ 180.00 1 $ 19,440.00 Vegetated Swale SF 1418 $ 0.45 1 $ 638.10 SD Basin SF 17000 $ 0.25 1 $ 4,250.00 36" DIA CMP Riser EA 1 1 $ 360.00 1 1 1 $ 360.00 Subtotal Maintenance $ 39,295.85 Note: The unit costs above are based on Harris' experience with similar maintenance on similar improvements in similar districts Capital Replacement Reserve Requirement Item Unit Quantity Cost/Unit Cycle Cost/Yr Replacement BMP inlet EA 38 $ 3,200.00 75 $ 1,621.33 6" PVC LF 377 $ 90.00 75 $ 452.40 8" PVC LF 8996 $ 100.00 75 $ 11,994.67 10" PVC LF 140 $ 110.00 75 $ 205.33 12" PVC LF 299 $ 120.00 75 $ 478.40 6" Perf Pipe LF 545 $ 100.00 75 $ 726.67 Cleanout EA 108 $ 1,000.00 75 $ 1,440.00 Choke Stone Layer CY 61 $ 135.00 75 $ 109.80 3/4" Stone CY 9 $ 135.00 75 $ 16.20 Riprap CY 113 $ 135.00 75 $ 203.40 Filter Fabric SF 1817 $ 0.25 75 $ 6.06 Concrete Facing SF 17653 $ 17.50 100 $ 3,089.28 36" DIA CMP Riser EA 1 $ 5,000.00 1 75 1 $ 66.67 Annual Capital Replacement Costs $ 20,410.20 Note: The unit costs above are based on Harris' experience with similar capital replacement on similar improvements in similar districts A Future/Reserve fund is being established for the District to cover the first six months of expenses annually before collection from the County has been received, as well as unexpected expenses. The funds will be allowed to build up gradually in anticipation of any maintenance costs that can and do occur when there is a great amount of rainfall during the year. City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 7 PART C Assessment Diagram The boundary diagram for the District is included herein as Appendix A, and is part of this report. The lines and dimensions of each lot or parcel within the District are those lines and dimensions shown on the maps of the Assessor of the County of Los Angeles for the fiscal year to which this Report applies. The Assessor's maps and records are incorporated by reference herein and made part of this Report. PART D Assessment Roll All assessed lots or parcels of real property within the District are listed on the Assessment Roll. The Assessment Roll states the net amount to be assessed upon assessable lands within the District for Fiscal Year 2016-17, shows the Fiscal Year 2016-17 assessment upon each lot and parcel within the District, and describes each assessable lot or parcel of land within the District. These lots are more particularly described in the Assessment Roll, which is included in this Report as Appendix B. The list is keyed to the records of the Assessor of the County of Los Angeles which are incorporated herein by reference. PART E Method of Assessment The following is the assessment methodology for the Assessment District Background The Act provides that assessments may be apportioned upon all assessable lots or parcels of land within an assessment district in proportion to the estimated benefits to be received by each lot or parcel from the improvements. In addition, Proposition 218 requires that a parcel's assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel. The Proposition provides that only special benefits are assessable, and the City must separate the general benefits from the special benefits conferred on a parcel. A special benefit is a particular and distinct benefit over and above general benefits conferred on the public at large, including real property within the District. The general enhancement of property value does not constitute a special benefit. Special Benefit Five Knolls Tract No. 60258 (also known as Keystone) is comprised of single-family and multi -family residential developments, recreation areas, and private roads. City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 8 In the development the drainage improvements were installed by the developers, subdividers of the land, and the continued maintenance was guaranteed through the establishment of a Drainage Benefit Assessment Area. If the installation of the improvements and the guaranteed maintenance did not occur, the development would not have been established and could not have been sold to any distinct and separate owner. The establishment of a buildable lot is a special benefit which permits the construction of a building or structure on the property and the ownership and sale of the distinct lot in perpetuity. All the lots are established at the same time once the conditions regarding the improvements and the continued maintenance are guaranteed. As a result, each lot within the District receives a special and distinct benefit from the improvements. We have identified this special benefit as the "Condition of Approval Benefit' and this benefit applies to all properties within Five Knolls Tract No. 60258. All parcels within the development benefit from flood prevention. The drainage system is designed to carry storm water runoff to the water quality basins for retention and disbursement. This capacity is an integral part of the overall storm drain and flood control system for the development. This benefit is defined as the "Flood Prevention Benefit' and applies to all properties within Five Knolls Tract No. 60258. Within the development, several areas drain directly into the water quality basins. During dry weather runoff events, the drainage from these properties will be captured and disbursed into the water quality basins, by-passing the County maintained storm drain system. Properties that drain directly into the water quality basins receive a "Direct Drainage Benefit'. These 3 benefits make up the total benefits from the drainage improvements. For Tract No. 60258, we have identified 2 distinct benefit zones. Zone A is comprised of parcels that benefit from all three special benefits, while Zone B is comprised of parcels that only benefit from the "Condition of Approval Benefit' and "Flood Prevention Benefit'. These zones are shown on the Assessment Diagram in Appendix A. Benefit Zone A Zone B Condition of Approval Benefit X X Flood Prevention Benefit X X Direct Drainage Benefit X In addition to the special benefits received by the parcels within the District, there are general benefits conferred by the proposed improvements. These general benefits are associated with runoff from public streets adjacent to the development. General benefit has been determined based on the drainage areas (tributaries to the water quality basins), which directly correlates to the amount of storm water runoff from each drainage area. Based on the approved Water Quality Plans (See Appendix D), the following are the drainage areas within the development boundary contributing to the water quality basins. City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 9 Tract 60258 Drainage Benefit Area Zones Area (Acres) Type Golden Valley Road 22.73 General Zone A 79.00 Special Zone B 83.53 Special Total: 185.26 87.73% The drainage improvements along Golden Valley Road are considered general benefit, based on the allocation of total benefit and the drainage areas above, the general vs. special benefit is allocated as follows: General vs. Special Benefit Calculation Total Benefits Condition of Approval Special Benefit 50% Flood Prevention Special Benefit Benefit Direct Drainage Special Benefit 50% General Benefit Percentage Total benefit: 100•% General vs. Special Benefit Drainage Percentof Benefit Area Totals Percentage total benefit Percentage General Benefit 22.73 12.27% Totals 6.13% 50.00% Special Benefit 162.53 87.73% 43.87% 185.26 100.00% 50.00% Drainage Percentage of Apportionment of Special Benefit Areas Percentage Special Benefit Flood Prevention Benefit (Zone A & B)l 162.53 1 67.29% 1 29.52% Direct Drainage Benefit (Zone A) 1 79.00 1 32.71% 14.35% Totalsl 241.53 1 43.87% Final Benefit Percentages: Conditions of Approval Benefit 50.00% Flood Prevention Special Benefit 29.52% Direct Drainage Special Benefit 14.35% General Benefit 6.13% Totals 100.00% Of the total benefit for the drainage improvements, 50% of the benefit is considered "Condition of Approval Benefit", 29.52% of the benefit is considered "Flood Prevention Special Benefit", 14.35% of City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 10 the benefit is considered "Direct Drainage Special Benefit", and 6.13% of the benefit is considered "General Benefit". Apportionment Since the assessment will be levied against parcels of property as shown on the tax roll, the final charges must be assigned by Assessor's Parcel Number. If assessments were to be spread just by parcel, not considering land use or parcel size, a single family parcel would be paying the same as a 50 unit apartment parcel or a large commercial establishment in a similar zone and this would not be equitable. The single family residential lot has been selected as the basic unit for calculation of assessments and is defined as one Equivalent Dwelling Unit (EDU). A methodology has been developed to calculate the EDU's for other residential land uses and for non-residential parcels. Every land -use is converted to EDU's: parcels containing apartments are converted to EDU's based on the number of dwelling units on each parcel of land; commercial parcels are converted based on the lot size of each parcel of land. The EDU method is seen as the most appropriate and equitable method of spread of benefit to each parcel from the improvements since it is based on land -use type and parcel size. Single Family Residential (SFR). Parcels zoned for single family residential uses are assessed 1 EDU per dwelling unit. Parcels designated as SFR land -use will be assessed 1 EDU per dwelling unit, including vacant subdivided residential lots and vacant land zoned for single family residential uses with a tentative or final tract map. Multiple Family Residential. Multiple -residential (including condominiums) land use equivalencies are determined based on the number of dwelling units on each parcel. Due to population density and size of structure relative to the typical single family residence, each dwelling unit defined as multi -family residential, including condominiums, would be 0.75 EDU. The EDU's assigned to a multiple -residential parcel are calculated by multiplying the number of dwelling units by the EDU factor of 0.75. Non -Residential. In converting non-residential properties to EDU's, the factor used is the typical standard single family residential lot area and the number of lots that could be subdivided into an acre of land. All properties that are developed for non-residential uses are therefore assigned 6.4 EDU's per acre based on the average SFR lot size within the tract. These include commercial, industrial, church, school, and other non-residential uses. Vacant and Park Parcels. Vacant graded parcels contribute to the overall drainage of the development, but only at a fraction of the amount. Based on the Los Angeles County Hydrology Manual, park parcels have a drainage impervious percentage of 10%. Therefore, vacant and park parcels are assigned equivalency units at the rate of one-tenth of improved property which is 6.4 EDUs/acre x one-tenth = 0.64 EDUs/acre. City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 11 The following is a summary of the planned land uses and EDUs by Zone: ZONEA Land Use Dwelling Units Acres EDUs Single Family Residential 119 N/A 119.00 Multi -Family (Condominiums) 154 N/A 115.50 Non -Residential N/A 6.26 40.06 Parks N/A 0 0.00 Totall 273 1 6.26 274.56 ZONE Land Use Dwelling Units Acres EDUs Single Family Residential 0 N/A 0.00 Multi -Family (Condominiums) 378 N/A 283.50 Non -Residential N/A 0.84 5.38 Parks N/A 4.95 3.17 Totall 378 1 5.79 292.05 TOTALS Land Use Dwelling Units Acres EDUs Single Family Residential 119 N/A 119.00 Multi -Family (Condominiums) 532 N/A 399.00 Non -Residential N/A 7.1 45.44 Parks N/A 4.95 3.17 Grand Totall 651 12.05 1 566.61 City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Page 12 Assessment Rates * The maximum annual assessment rate will increase each year based on the annual change in the Consumer Price Index, All Urban Consumers, for the Los Angeles - Riverside -Orange County Area ("CPI -U"). The actual assessments levied in any fiscal year will be as approved by the City Council and may not exceed the maximum annual assessment rate without receiving property owner approval for the increase pursuant to Article XIII D of the California State Constitution. FY 201617 Maximum Assessment Per ZONE Condition Direct Flood FY 201617 EDU of Approval Drainage Prevention Total MaxAsmt* Total Benefit Benefit Benefit Asmt Per Zone Zone A 274.56 $25,223.83 $14,936.06 $14,889.39 $55,049.28 $200.50 /EDU Zone B 292.05 $26,830.63 $0.00 $15,837.87 $42,668.51 $146.10 /EDU Total: 566.61 $52,054.46 $14,936.06 $30,727.26 $97,717.79 * The maximum annual assessment rate will increase each year based on the annual change in the Consumer Price Index, All Urban Consumers, for the Los Angeles - Riverside -Orange County Area ("CPI -U"). The actual assessments levied in any fiscal year will be as approved by the City Council and may not exceed the maximum annual assessment rate without receiving property owner approval for the increase pursuant to Article XIII D of the California State Constitution. City of Santa Clarita DBAA No. 2015-1 (Fi CITY OF SANTA CLARITA DBAA NO. 2015-1 (FIVE KNOLLS) Assessment Diagram and Maintained Area August 31, 2015 Appendix A-1 LEGEND . Zone A Zone B Maintained Area Assessor's Parcel Numbers 2501-001-030 thru 2501-001-031 2501-025-001 thru 2501-025-013 2501-029-001 thru 2501-029-075 2505-001-022 2505-001-023 2505-001-030 2505-001-032 2505-001-034 SEE APPENDIX C -TENTATIVE TRACr MAP NO. 60258 City of Santa Clarita DBAA No. 2015-1 (Fi Assessment Roll Drainage Benefit Assessment Area No. 2015-1 (Five Knolls) The Assessment Roll is hereby incorporated and made a part of this Report, as shown below 31, 2015 ndix B-1 Reference is made to the Los Angeles County Assessment Roll for a description of the lots or parcels in each of the assessment districts. FY 2016-17 Assessment Roll APN ZONE LANDUSE DWELLING UNITS TENTATIVE TRACTLOT NO. APPLIED ASSESSABLE ACREAGE EDU FY 2016-17 Max.Asmt. 2801-001-030 Zone A EXEMPT - $ - 2801-001-031 Zone A SFR 119 Lot 1- 119 119.00 $ 23,859.50 2801-028-001 Zone B CONDO 87 Lot 120 65.25 $ 9,533.03 2801-028-002 Zone B CONDO 58 For. Lot 121 43.50 $ 6,355.35 2801-028-003 Zone B EXEMPT - $ - 2801-028-004 Zone B EXEMPT - $ 2801-028-005 Zone B EXEMPT - $ 2801-028-006 Zone B EXEMPT - $ 2801-028-007 Zone B EXEMPT - $ 2801-028-008 Zone B EXEMPT - $ 2801-028-009 Zone B EXEMPT - $ 2801-028-010 Zone B EXEMPT - $ 2801-028-011 Zone B EXEMPT - $ 2801-028-012 Zone B EXEMPT - $ - 2801-028-013 Zone B CONDO 6 For. Lot 121 4.50 $ 657.45 2801-029-001 Zone B RECREATION For. Lot 122 0.64 4.10 $ 599.01 2801-029-002 Zone B CONDO 48 For. Lot 123 36.00 $ 5,259.60 2801-029-004 Zone B CONDO 119 Lot 125 89.25 $ 13,039.43 2801-029-005 Zone B PARK Lot 126 4.95 3.17 $ 463.14 2801-029-006 Zone B EXEMPT - $ - 2801-029-007 Zone B EXEMPT - $ 2801-029-008 Zone B EXEMPT - $ 2801-029-009 Zone B EXEMPT - $ 2801-029-011 Zone B EXEMPT - $ 2801-029-012 Zone B EXEMPT - $ 2801-029-013 Zone B EXEMPT - $ City of Santa Clarita DBAA No. 2015-1 (Fi 31, 2015 ndix B-2 APN ZONE LANDUSE DWELLING UNITS TENTATIVE TRACTLOT NO. APPLIED ASSESSABLE ACREAGE EDU FY 201617 Max.Asmt. 2801-029-014 Zone B EXEMPT - $ 2801-029-015 Zone B EXEMPT - $ 2801-029-016 Zone B EXEMPT - $ 2801-029-018 Zone B EXEMPT - $ 2801-029-019 Zone B EXEMPT - $ - 2801-029-020 Zone B RECREATION Por. Lot 122 0.20 1.28 $ 187.01 2801-029-021 Zone B CONDO 1 Por. Lot 123 0.75 $ 109.58 2801-029-023 Zone B EXEMPT - $ - 2801-029-025 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-026 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-027 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-028 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-029 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-030 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-031 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-032 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-033 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-034 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-035 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-036 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-037 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-038 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-039 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-040 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-041 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-042 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-043 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-044 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-045 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-046 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-047 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-048 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-049 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-050 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-051 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-052 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-053 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-054 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-055 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-057 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 City of Santa Clarita August 31, 2015 DBAA No. 2015-1 (Five Knolls) Appendix B-3 TENTATIVE APPLIED DWELLING TRACTLOT ASSESSABLE FY 2016-17 APN ZONE LANDUSE UNITS NO. ACREAGE EDU Max.Asmt. 2801-029-058 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-059 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-060 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-061 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-062 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-063 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-064 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-065 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-066 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-067 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-068 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-069 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-070 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-071 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-072 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-073 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-074 Zone B CONDO 1 Por. Lot 124 0.75 $ 109.58 2801-029-075 Zone B CONDO 10 Por. Lot 124 7.50 $ 1,095.75 2805-001-022 Zone A EXEMPT - $ - 2805-001-023 Zone A CONDO 23 Por. Lot 129 17.25 $ 3,458.63 2805-001-030 Zone A CONDO 52 Por. Lot 129 39.00 $ 7,819.50 2805-001-032 Zone A RECREATION Lot 127 & 128 6.26 40.06 $ 8,032.03 2805-001-034 Zone A CONDO 79 Por. Lot 129 59.25 $ 11,879.63 566.61 $ 97,717.78 City of Santa Clarita DBAA No. 2015-1 (Fi APPENDIX C Tentative Tract Map No. 60258 31, 2015 ndix C-1 City of Santa Clarita DBAA No. 2015-1 (Fi /e1»4LIIDIKI Reference is hereby made to the Water Quality Plans for Tract 60258 on file with the City of Santa Clarita 31, 2015 ndix D-1 City of Santa Clwita DBAA No. 2015-11Fi August 31, 2015 Appendix D-2 0